Don't tell me to contact my sphere of influence, or call FSBO, or expired listings.

With all the experienced gathered in that sphere I will have to confirm what was already mentioned above - You will have a hard time getting a MF under contract with an FHA loan.

What if I asked what the average cost was for a 12 oz can of Pepsi.

Even though you have already purchased the new property you could invest in the OZ within 180 days of your sale. 

Quick background: Management Consultant - make a solid living. and decided that it’s time to enter the sphere of real estate investing.

so when I'm the sole voice saying "I dunno, maybe, actually no, this does NOT make sense, you shouldn't refinance if you're going to sell the home in 9 months (or whatever it is)" I very quickly become the go-to mortgage fact checker for that person's entire sphere of influence.

It is even more challenging without a large sphere of influence but it is not impossible.

. -- unfortunately the 2 properties I wanted to buyer are OUTSIDE of their respective states OZ's.

They can buy 150 20 oz bottles with that.

There are plenty of posts on OZ and OZ vs 1031, my question is about OZ investment, is it only for capital gains that can be used for OZ investment?