If you like where you live, I would explore investing in a cheaper out-of-state market. 

Also, explore creative financing options that might balance your partner’s limited credit/cash flow without putting all the risk on you.If you're attorney can't clearly articulate this, maybe it's time to find a new one.

You can target value-add deals (BRRRR, rehab, house-hacking), explore short/mid-term rentals, or expand to secondary markets like Ocala, Lakeland, or Jacksonville.

I believe something like a 2-4 unit small multifamily is likely my next strategy and I am exploring how to make that work.- Due to my position on the board for the condo association, I am aware of long-term large projects that the association intends to embark on.

Explore my personal favorites, Set For Life by Scott Trench or The Total Money Makeover by Dave Ramsey, for invaluable financial insights.3.

To minimize upfront costs, explore down payment assistance programs, creative financing strategies like seller financing, or rent-to-own agreements. 

Explore Potential Funding OptionsPrivate Money Lenders (PMLs): Reach out to private individuals looking to invest in real estate.

And while a 1031 exchange isn’t an option, some people explore alternatives like installment sales to spread out taxes or even tweaking the investment structure so your returns are treated as interest instead of equity.There are definitely some creative strategies out there. 

Explore my personal favorites, Set For Life by Scott Trench or The Total Money Makeover by Dave Ramsey, for invaluable financial insights.3.

Alternatively, I could explore hard money lenders.