Will you lend to a retirement plan (which will prohibit a PG)?

If you plan renting out this property, that cost recovery comes from cash flow (equity doesn't count). 

@Jordan Kaylor   Would your plan be to buy properties that needed work to force appreciation? 

And not sure what the boyfriend plans on doing.

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I've found no investable thesis during this time--my plan was and still is to watch it crumble from the sidelines and then get back in after a bottom has been somewhat defined.A little over a year before the market collapsed I started selling--and during that time I sold 3/4 of my portfolio. 

I bought 6 unit property in Wildwood,NJ,in November 2024, doing rehab now,  should be done by May 2025I am planning to subdivide 6 unit building to 6 separate condos and sell fall 2026, , if there are any experts in 1031 that can help me?!

If not I wouldn't bother selling as there is an incredible amount of money lost in buying and selling properties, so you have to make sure you have a plan to maximize the equity and actually have enough. 

Being able to look one of these sellers in the eye and tell them that you can, as a licensed agent, either list their property or attempt to assign the contract, assuming wholesaling is legal in your state, is a huge credibility booster.2) Get an entry-level job, hustle, save as much as possible and plan to house-hack when you turn 18-21.

Long term hold, with buyer planning on carrying existing financing to term without the ability to quickly cure default — terrible strategy with huge risk for both parties.