@Jeremy Johnson my advice would be to be to never ignore a good buyer with little to no transaction fees particularly if there is a hefty profit involved. 1031 is a good option but also don't overlook other options such as just paying the capital gains tax (gasp) or rolling it into one of the new opportunity zone investment funds.Make sure to negotiate a great long-term fixed lease for your own business as part of the transaction assuming you want to stay there.

In an ideal situation I would add an additional partner that would focus almost exclusively on locating another owned rehab opportunity and to relieve lease up or financing issues from yourselves. 

So now I only invest in "superior" opportunities.  

Many museums that allow photos nowadays play with variable-colored light in their indoor spaces to keep tourists with nicer digital cameras from accidentally getting the highest-quality shots of their pieces.The appraiser is going to get fewer opportunities to get shots to justify a lowball appraisal if your property is very bright and the lights are at the daylight-colored range.

But knowing the cost of having my equity stuck limits my growth with future opportunities.  

I keep an eye on Cincinnati areas and it's similar - lots of small to medium multifamily opportunities.

I would like to  have the funds secured (loan) and readily available for the first opportunity that is available.

I find myself looking for subcontractors that do very good work, but for cheaper prices, which requires more management from me.I personally feel like there’s a lot of money being left on the table when you pass up an investment opportunity because it falls slightly below the 70% rule.Now if you’re getting construction bids done at $12 - $20 per square feet like J and others do, then I’m sure you can go below the 70% rule (by the way how in the world can I get to those numbers for rehab bids!?!?

I’m interested in 4-10 unit opportunities.

I would like the opportunity to connect with you.