I bought a condo here in NJ which is currently my primary residence but I have the full intention of turning it into rental within the next year or so. 

This is for a variety of reasons, but mainly because I have dreamed of living in North Lake Tahoe. 

As well as purchasing another raw piece of land on Hawai'i Island a few years ago with intentions to build on it.

And all the gurus that teach this and hang their hat on equitable interest that's all a bunch of BS and will not hold up when you have a scheme that is clearly selling real estate with no intention of closing there is no equitable interest..

I was confused why the convention was focused mainly on investing in the US.

The key is buying it with the correct intent in the 1031.By the way, 1031 exchange isn't just one for one. 

There are 2 main ways to cover thees costs: 1.

Like others said I think the main thing is that you are inquisitive now, shows you will likely make it somewhere, good luck!

Main problem here is that I don't have money for the down payment.I would really love any advice people might have for me.

He stated that If her intent was to make an "offer to buy your house for cash" and the truth was that she planned to wholesale it off to someone else, the realtor might catch this, and if illegal, might be inclined to turn her in to the local agency that controls.