We live in Alabama and he pays no property tax on his home here as a disabled vet.  

FHA loans, for instance, allow you to put as little as 3.5% down, making it easier to enter the market.Tax BenefitsMultifamily properties provide numerous tax advantages.

We have some real estate and are 100% equities with 401k and post tax savings. 

To locate a property owner, you can typically visit your local county recorder's office or the tax assessor's office.

.: @Travis Boyd you’ll lose more in interest rate increases, potential property taxes increases, realtor commission and other transaction costs than you’ll pay on any future cap gain taxes.

You get the best of everything- cheap, tax free access to your equity, you get to keep your interest rate and you get the cash flow. 

You can always search local tax records on your assessor's website. 

I would likely use the equity to purchase more real estate so I might just 1031 into a new propertyCaveat: I am not a CPA, tax professional, lawyer, IRS afficianado or other expert in taxes, but...If you have lived in the property for two of the last five years, you should be able to capture that $100k in appreciation without needing to go through the hassles of a 1031 exhange.

I populate all my own mailing lists, which typically involve only motivated sellers (high equity, divorce, probate, foreclosure, tax foreclosure, etc.).

If you're comfortable taking on more effort for bigger rewards, BRRRR might be the way to go.From a tax perspective, BRRRR may be better because you can potentially benefit from accelerated depreciation on the property, which can help reduce your taxable income and give you a bigger tax advantage compared to a turnkey property.