Having before & after pictures is a string tool when dealing with HMLs and real estate agents to gain business. 

You get a deduction for the contribution, the gains grow tax-free and as long as you use the proceeds for health-related expenses the funds come out tax free as well. 

1) If you've got guys willing to front all the money while you gain experience and make some money then that's a no brainer.

As you get to this point your gaining more confidence in the options because you know option A and B had a certain outcome that wasn't option C, and this would give you more confidence you're doing the right thing for you.From there, I would be identifying properties to acquire if you don't already have some in mind and then my next sheet is creating the plan.

I’d fix it up and list it to sell after I’d been there two years to take the gain tax free.

Yes, any cash you take out of a 1031 exchange that isn’t reinvested into a like-kind property is considered “boot” and is subject to capital gains tax.

Once you complete your first project, you'll gain experience and confidence!

While I have grown my client base to a respectable number, I've struggled to gain consistent traction with realtors and property managers. 

Alternatively, restructure the loan with equity participation for potential capital gains treatment at lower rates.

Like you, I’m diving into books and podcasts, but I also believe there’s immense value in learning alongside others and gaining hands-on experience.I’m in the process of connecting with like-minded individuals to create a community of new investors who are eager to learn, share knowledge, and even collaborate on deals.