That would minimize the 1031 costs and probably some closing costs as well. 

As death is a certainty, it will pay back eventually.Also do not confuse permanent life insurances minimally funded (maximum death benefit for minimum premium) with maximum overfunded permanent life insurances (maximum premium to MEC limit, for minimum death benefit) that are used for cash value.

@Richard Howell, Generally lending to someone on a primary residence is a bad idea, this minimizes the protection for the lender (your Solo 401k plan).

Ours is really minimal.

The cost of starting a site is often minimal, and every dollar of incremental income is a large fraction of your start-up costs.

Once you have a contracted deal you can ask other experienced investors who they are using (you will be surprised how many of them lend private money themselves) and pitch them your deals and experience.  

If they do not already have a policy, (which many do) we pay for a minimal policy for them.

The goal isn't to minimize risk, alone- and, as I have suggested briefly, I don't necessarily think cap rates adequately reflect risk across markets. 

In private markets, there are minimal or zero standardization when it comes to deal structuring.

It will help you start understanding creative strategies to buying with minimal capital.