We can pay what we need to, but putting 1/3 the sale cost of the house into a foundation repair doesn’t seem like a good option unless there’s absolutely no alternative.  

My first concern would be comparable sales available.

I am considering a rent-to-own option or selling the property as a For Sale by Owner (FSBO).

Question to you then - how and when did you acquire the properties you have now?

You could do what we call a consolidation exchange.A consolidation exchange is where you sell multiple investment properties to acquire a larger investment property or several newer properties in a 1031 exchange.

Otherwise when you sell the house run the water a lot before you sale to the next person.   

Quote from @James Wise:I need to dig up a podcast that I listened to about 2 months ago with Tom Ferry, and the person was giving all the states, You are pretty close to that number on 5 days or more.. 95% range, the industry is very off kilter these days with the low activity of 2023 and 2024 that most people licensed just retired, gave up, or thought they were going to do something and never could get a sale due to bad leadership.

I'm looking to exchange a multi-use property I own in the Bay Area for a multifamily property (expected sales price $3 million) that I could potentially convert to MTR.

This is the sale price of my product and if you don't agree, but from someone else.I charge an assh*le tax.

We did consider/evaluate that option, and have done multiple flips, but at those points have been under contract since New Year's Eve and carrying costs for another 2-3 months without a guaranteed sale is not the risk we want to assume.