PM companies are typically anxious to help, especially when the possibility of ongoing management is on the table.

We are in Mesa Arizona and looking for any advice possible.

These things happen, just make sure you document as well as possible.

I am looking at 1031 possibly or just fixed refi/or use my heloc for the time being on a value add for a building 10-40 units (market dependent on price). 

.: I always play it by ear.

You can play around with how much you want to take out.

Then you hire a coach to accelerate your learning and take you to the next level.Using a sports analogy, it would be foolish to hire a basketball coach if your intent is to play pickup games every Saturday for fun.

USDA Loan – 0% Down (Rural Areas)Must be in a USDA-eligible rural area (check USDA’s map).Owner-occupancy required initially, but STRs might be possible later.5.

Here, to find properties under market value is seems not possible and, cashflow is very minimal and, I see equity is the quickest way to get out and, invest in another property. 

You're not in the position to be a cash buyer...as a former wealth manager, it's simply not a good play for you for many of the reasons stated above and more.