I added value by purchasing it at a discount so I have built in equity.

I feel that the buy and hold strategy would best suit my style given my erratic experiences investing in equities short-term.I've been reading the UBG in addition to several different articles and podcasts.

Fine.And you'll give me $28,000 and I'll pay you back $100,000 in equal payments over the next 50 years?

I guess either way, you are looking at around $40k in equity in either of our estimates, so it probably doesn't matter.  

I have a duplex with about $150k in equity that I'm thinking about doing a 1031 to buy a small apartment complex (around 20 units).

You could have millions or billions in equity but not be able to buy groceries!

In my market it would look like this, $100,000 3yr lease option $3,000 deposit, 10% over market value rent with overage applied to built in equity to assist in owner financing.

Exit strategies are expensive in equity markets.

And you'd have 50k in equity in the property.

Recently, I refinanced out of the FHA loan and lowered my monthly payment by eliminating my mortgage insurance, because now i have about $30k+ in equity.