@Porter Nellans As a back up plan (aka one of the choices ) for your 1031 you can consider fractional ownership interest.

Take a few seasoned commercial loan officers, CCIMs, brokers, and others out to lunch at a fraction of the cost - I promise you'll learn a lot more than you will from any paid "mentor".

Single-family home sales rose 9.1 percent year-over-year, with 8,108 units sold;Days on Market (DOM) for single-family homes remained unchanged at 48 days;Total property sales increased 8.5 percent, with 9,559 units sold;Total dollar volume jumped 11.4 percent to nearly $2.8 billion;The single-family home median price rose 5.9 percent to $243,500, reaching a July high;The single-family home average price also achieved a July record, rising 2.4 percent to $305,910;Single-family homes months of inventory was at a 4.2-months supply, down fractionally from 4.3 months last July, but nonetheless at the highest level since August 2017;Townhome/condominium sales rose 6.1 percent, with the average price up 6.9 percent to $215,110 and the median price up 9.3 percent to $165,000;Leases of single-family homes fell 1.9 percent with the average rent up 5.6 percent to $1,916;Volume of townhome/condominium leases dropped 6.6 percent with the average rent up 7.7 percent to $1,666.https://www.har.com/content/mls/?

Each fraction of a fraction of a point is important to me.  

With vacation Rentals, we can easily bring in 50k+ a year, but we only see a fraction of that.Cleanings, replacing supplies, we are responsible for all utilities, etc.

Even if only a small fraction of that can be "liberated" it's incredibly powerful.There are many ways to navigate the securities law issues. 

Rent doesn’t fully cover us but we pay a fraction of what we should pay for this unit.

That is such a small % less than a fraction of 1% of the exchanges we've done as  to be grossly statistically insignificant.  

@Tanner Marsey, whether you go into a fully owned asset or a fractional like @Mel Hayes is suggesting you can 1031 into either deferring the tax either direction. 

And your leverage is low enough that you should have no problem absorbing all of that into new properties or fractionals if you want to completely defer all tax.