Wish you were just over the border into NY, I would be interested!

I have since crossed the JV option off as a creative solution.I actually would be delighted to keep my 25% equity in whatever form. 

I would also encourage you to look at some hard money options, some of them may even be able to cross collateralize your property if you have enough equity to reduce your down payment.

(I spend some time in small towns on SD/MN border where prices just don’t change much and volume is tiny.)

I've done A LOT of reading so now I have the knowledge with zero experience  - I'm here because of a) the eductation and b) I'm looking to connect with any current investors in or around Wilmington Delaware or just over the border in PA.

Hopefully our paths cross in the near future!

I'm saving the big house for big groups of people.  4 is right on the border of being big. 

Presuming you are NOT relocating South of the Border, suggest you consider investing a sizable portion of the proceeds into a Passive Apartment Investment Syndication run by a top notch syndicator. 

I am in between house hacking a multi family locally or buying a multi family for rental properties just over the border in Pennsylvania.

@Tim Bergstrom I think we crossed wires somewhere, LOL - I will be an owner-occupant of my new house so I'm only interested in the non-owner-occupant permitting as a matter of professional curiosity.