Another option is to explore private lenders or HELOCs to cover the equity.

Can you message me privately to chat? 

And keep in mind private sellers and wholesalers dont help either when they wont entertain offers below ask either.

Hughes Private Capital offered a fund which was Guardian Fund LLC that purchased properties.

That is perfectly fine, stick to REI exposure via private lending, O etf, maybe syndications, and be largely invested in domestic & intl equities. 

It does have nice destination and asan owner i like the private beach (not so good for the public). 

Most reverse exchanges are done with cash from the client or a private loan of some sort from an individual or a portfolio bank.When your old property sells you will have that cash in your account to purchase the new property. 

.- Tax Benefits & Currency Arbitrage: Some overseas markets offer better cash flow, tax incentives, and lower property costs compared to the U.S.How You Could Structure It- Create a Private Syndicate or Real Estate Fund: Raise capital from U.S. military, contractors, and government workers to invest in properties near U.S. bases overseas.- Focus on Key Military & Expat Cities: Target locations like Ramstein, Wiesbaden, Rota, Naples, Seoul, or Yokosuka, where thousands of U.S. personnel need housing.- Offer Fractional Ownership or Managed Rentals: Investors own a share of multiple properties while you handle property management.- Leverage Serviced Housing & Co-Living Models: High-end, furnished rentals for military professionals, digital nomads, and traveling contractors.Example Strategy- Raise $1M from 10-20 investors (military/gov personnel) to buy 3-5 properties in Germany or Spain.- Use seller financing & local bank loans to maximize purchasing power.- Rent properties to military families, U.S. contractors, or co-living tenants for stable cash flow.- Utilize local tax incentives and investment visas to increase ROI.Why This Could Be a Billion-Dollar Play- Solves a real problem for U.S. military/gov professionals looking to invest overseas.- Provides stable, built-in demand (military personnel have guaranteed salaries & housing stipends).- Creates an alternative wealth-building strategy for a niche group of investors.- More scalable than traditional rentals.

I would look at private money lenders who can consider giving your a line of credit based on a multiple of the cash you have. 

Depending on the market your looking to work in.one way I find is to simply call one of the major title companies and ask to talk to an escrow officer and then ask them what companies does he/she see closing private loans in their market..