I guess you're looking more toward the marketing aspects of a program and are crunching the numbers.

Otherwise, we have spent the evening crunching numbers, and we think we can come up with an additional 3-4k, maybe they will take pity on us?

If so, read up on Section 121 exclusions.Anything involving refinancing could be a good alternative, because it will relieve you of the time crunch involved with the strict 1031 exchange rules & time deadlines.

It seems that much of your time has been spent crunching numbers however, I am not sure that any of that is leading you in the right direction.

I have two existing properties (purchased in 2021 and 2022) and am crunching the numbers. 

Your experience crunching numbers will definitely come in handy when evaluating deals and running operations after you acquire them.Check out this video for a quick method used to evaluate properties:I also highly suggest you get What Every Real Estate Investor Needs to Know About Cash Flow...

So I live in nj and used the brrr calculator to crunch the numbers on a duplex in long branch it came to a $945 profit/mo after refinancing it but I don't have the 6.5k to fund the down payment what do I do?

Same goes for seller financing, you're depending upon a crunched homeowner staying prudent for years.

I just found out that a family friend wants to invest with me as far as money goes, they believe in me and my passion to make the deal happen.So far I've decided on an area, I want to do college rentals in a town about 90 minutes from where I live.I've been crunching numbers, but I don't have my team in place.  

Hi @Donald Capwell if I could make $50K I would do it, but first I would have someone do a Cost Approach to value without ordering a full appraisal to determine if I could actually get that amount based on the sales comps after it's built and of course I would crunch other numbers.