If you talk to him tell him the garlic farmer sent you.

And if you're still working a while you can supplement with savings from real world work. 

The house next door rents for $350 per night and it's just a standard house with no pedigree.With that said, corporate events and weddings would be the big revenue generators supplemented by guided tours when the house was not rented.What I would do is renovate the interior of the house to match the interior of the Brady Bunch TV Show.  

Since you don't have the capital to do the deal without the IRAs to supplement your capital, your IRA is enabling you to make the transaction and personally gaining by the IRA's involvement in the transaction.  

I'm a west coast kid who now has hit midlife and wants to build a few rental properties to supplement retirement.

New, but very committed to investing in rental properties to supplement my normal income. 

In the meantime I am positioning myself by studying online to take and get my RE license, pursuing a managerial position w/Federal Civil Service to supplement my pension.

The idea of replacing debt can work but you can always supplement with your own cash if you do not want to replace debt in a 1031. 

Hard money might be an option to supplement, but the deal needs to cash flow enough to cover the debt service. 

I currently work full-time in the medical field for the past 20 years which limits my time.My goal is to move to the Tampa Bay area to be closer to family and get away from winter with REI being full time or supplement my income.