More than one may work for you.If you sell to unlock your equity, you incur transaction costs (not as high since you have a license now); if you refinance, you incur refinance costs; if you buy a property in cash no bank will be involved to perform a risk analysis for you so you will have to be prepared to lead that process on your own; if you are fixing and flipping, you have to invest time managing / overseeing the work on site almost daily; ... the point here is simply that each scenario and each step has pros and cons that you have to determine how best they work for you (or visa versa).As far as the "anticipated property market crash" it is hard to predict. 

Exposure to lots of volume may help solve the inventory availability problem.

pid=1612Houston Real Estate Highlights in March Single-family home sales rose 4.9 percent year-over-year, with 7,072 units sold, marking the second consecutive month of positive sales;Days on Market (DOM) for single-family homes remained unchanged at 64;Total property sales increased 3.6 percent, with 8,475 units sold;Total dollar volume jumped 5.7 percent to $2.4 billion;The single-family home median price rose 2.1 percent to $240,000, achieving a March high;The single-family home average price was up 2.0 percent to a March high of $298,766;Single-family homes months of inventory was at a 3.9-months supply, up from 3.3 months last March and at its most plentiful level since October 2018.

@Ray Hebert Hi Ray, I work in Accounting and use spreadsheets on a daily basis.

The fantasy of "no money down" does make me cringe on a daily basis when I see it in the forums.

Our design & development team is looking for more contractors to work with due to the volume of SFR projects we have.

I drive through Oceanside daily on my commute up to OC for work.

Not once did I hear a timeline over 2 years when these predictions were being made daily in 2008 and 2009.

I understand the daily fluctuating rate.

Attorney's can do 1031s but most do not or if they do they only do them occasionally so you do not get the benefit of scaling volume price wise or experience.