A 1031 exchange will allow you to sell your building and use the proceeds to invest in a small multi family and/or medium term rentals.

Over time, I’ve accumulated more cash reserves and don’t need as much flexibility, but I’m actually in the middle of a refinance right now using an interest-only mortgage—because the pricing with the lender and the corresponding ARM is more favorable than a comparable principal-and-interest loan.The key with these alternative or "exotic" mortgage types is that you need to be financially savvy and have a solid plan.

Start small, evaluate results, and adjust gradually.

Starting small with one property was a smart move, especially in a new market.

Quote from @Daniel Tanasa: Another option is to get a small cash out refinance from the house you plan on fixing up, if is in financeable condition, and use that to fix it up, while still cash flowing.

These properties tend to hold value better and offer stronger appreciation compared to duplexes or small multifamily units.

The direct appeal is to lenders (primarily commercial lenders closing in the $5M-$100M territory).

I've been allocating based on sf used all direct and indirect costs. 

For those of you looking for accountability opportunities, and small group masterminds I encourage you to join me at Momentum 2025, it's an 8-week summit with weekly virtual courses and meetings.

So, I don't want to expand that tool beyond what it is today.1) If anyone out there knows of such a dashboard for a small investor (I have 5 commercial leases and 14 residential), please share the information on where I can buy a template.2) If any of you are interested in working together to develop this tool, I am happy to meet and build a wish list for features that we can divide up the work and complete it faster.