I have a rental house with 150K left on the mortgage, I have 200k in an after tax brokerage account invested in cash, stocks and bonds.

I agree with @Taylor Dasch to get more quotes.

You should check with your 1031 provider quickly.

From my experience working with over 400 investors, avoid transferring your home into an LLC (it can trigger loan issues), be mindful of capital gains taxes when selling, and ensure your debt-to-income ratio allows for your next purchase.

Should I be using squarespace or some  other platform?

Partnerships are gold too; I’ve seen deals where one person brings the money, the other handles the work, and they split the profits.Company hacking is a bit more advanced—getting added to an LLC that owns the property, improving it, then refinancing to pay the seller out—but it can be powerful if you and the seller trust each other.

An LLC is useful for two things: anonymity and legal protection.

Take your 50k and get a 15-30% return on it unless you’ve hit your financial goals.

I hear there's a recent case in Federal Court where an investor was found NOT GUILTY of violating anti spam laws because his text was asking to BUY a property, which isn't sales (which is what marketing is). 

If they get a refund, the letter would include a check.