I don't have a Realtor because I'm not trying to grow anytime soon.If anyone could connect me to a copy I'd appreciate it because there really doesn't seem to be a straightforward path for me.

David,That is a very straightforward and comprehensive listing of the avenues for finance. 

If you're interested in multifamily, 1-4 units is more straightforward than 5+ units since that puts you into the commercial space.

Real estate investing is a complex business - with the key word being business. 

It's great to have you here.Here are some recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/m...Set up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/a...Read Beginner’s Guide: http://www.biggerpockets.com/r...Check out BP Money Podcast: https://www.biggerpockets.com/..Wishing you the best

It's great to have you here.Here are some recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/m...Set up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/a...Read Beginner’s Guide: http://www.biggerpockets.com/r...Check out BP Money Podcast: https://www.biggerpockets.com/..Wishing you the best

Seems pretty straight forward then.

The calculation itself is relatively straight forward and just like Daniel explained you're typically "Filling up" your tax bracket with a conversion. 

(There are even some who believe that the seller providing a loan to the buyer will disqualify the exchange entirely, but that's not been our experience.)The most straightforward solution is to have the seller provide a cash loan to the buyer outside of closing. 

Although you'll be renting to friends, you just need to be straight forward with them that this is your investment, and you have to stick to the lease.