Pete is full of opportunity right now in just about any niche you want to tackle.Flips can be good but beware scope creep and capital gains, they're capital killers. 

I would learn a lot, and gain trust from accredited investors.

He does not want to do a reverse 1031 for the high fee and potential that the apartment building may not close, and would like to still be more flexible in his timing, because he could do a construction 1031 and get rid of all capital gains on this one project.

It's a slow gain and a more long term goal with what I currently have.So, given the information above...What would you do with $100k?

I am assuming a property held for 2 years you are taxed capital gains at 20%. 

Wholesaling has always struck me as a lot of work for a little return. flipping a small property will gain you a lot of experience.

What would be the gains and losses from this and who would I talk to about doing this?

that way all the gain is tax free. 

This one was purchased from an older landlord looking to liquidate some properties and I gained a good private financing relationship out of the deal to boot. 

I would get the capital gains exclusion on the unit I lived in.