That will start to tell you if rentals are a feasible option for you.

Unless you have an immediate need for the cash I'd wait until I could pull out the extra $40k. 

Another option could be exploring creative financing like seller financing or partnering with others to leverage better terms.

If you’re hesitant about listing on the MLS due to the slow market and concerns with a traditional realtor, consider off-market options like investor networks, Facebook groups, or BiggerPockets forums where buyers specifically look for properties with income potential. 

Hi Ken, I'd say, it’s critical to remember that your financing strategy should align with market trends and buyer financing options.

Keep the second jobs or the extra hours at your current job.

WAY cheaper than then thousands if not 10’s of thousands in extra interest. 

I'd make sure just how much extra tax benefit will open up for you annually compared to the cost of the study.You are exactly right - a cost seg will get deferred in a 1031 exchange as long as the property you are purchasing is roughly the same components of things that were cost segregated.

A lead wants 2.2 million for their 10 unit multifamily.What would be an irresistible seller financing option to offer them?

Alternatively, if anyone has a good deal analyzer spreadsheet for seller financing options or the sub-to strategy, I would be interested in seeing those to incorporate with my existing analysis spreadsheet.