I'm $14k+ construction cost (painting, siding, drywall, tiling, electrical, plumbing) into two properties where the deed owner is trying to renege on the JV contract.

If so, the seller financing method such as what Account Closed brings up a good idea about 1031s.There are other, more unique and creative solutions.

My goal: -- Get out of my current situation of owning and operating a small plumbing company.

There are no secrets in real estate, we've been in this basic structure over a hundred years and there is nothing that is really new,  just a new twist to old methods, it's been done before.

I am young and don't have a lot to invest so I am particularly interested in methods for investing with low start up cash.

We had a contractor look at the property and it looks like the current owner was trying to make it into a duplex and made some changes with the plumbing and electric that were not permitted and from what he could tell not up to code.  

You will not find market cap rates and it is a less accurate method anyway. 

Is there a preferred method?  

One of the easiest (but more expensive) methods of getting started is with hard money lenders.  

I am sure most of you are aware of the method I am referring to.