I’ve got 6 rentals with a lot of equity built up right now I’m considering doing something with even though my interest rates on those are all at 2.75%.

You must work at least 750 hours per year in a qualified RE business.So most people who have high-earning W-2 jobs outside of real estate wouldn't qualify.But the unique thing about RE pro status is that even if you don’t qualify but your spouse does, you can both file jointly and claim the losses from your RE investments to offset your other active income together.

Even if it's not working with us I'm happy to help. 

@Rae Chris, finding a "0% down" loan is hard, if not impossible today, even with your first property as collateral.  

I didn't wanna overdo it and get something like 1 Gb (even though that might make for a good addition to the listing title?)

Sometimes even 7 or 8% lenders are had to find for 3 or 5 years much less for 15 or 30 years.

Quote from @Michell Chase: I am working with a hard lender on a purchase/reno and they require a builders risk policy even though 1 unit of the 3/4 will have a tenant.  

Even if you’re not an agent, staying connected with local agents can open doors.Exploring Older Landlords: This is something I’ve been doubling down on lately.

Often times when a builder/buyer moves too fast, or is too busy and overlooks a key piece of due diligence, the unethical ones will try the "scorched earth" method and blame everyone but themselves, even when they know it was their own mistake, and they'll see if they can scare you, the seller, the title company et al into paying damages/fixing their problem. 

The longer you wait, the better, even though there is no direct language in §1031 about doing a cash out refinance after the purchase.