I have been to a MIG meeting or two and I really enjoyed it.

But, they are still good and enjoyable podcasts.

This it is where it gets more complicated.of course the is not legal advice and you need to do your homework but if you have money in an IRA then I recommend you put it to work in something you have control of and enjoy leaning about.

I've worked with investors in my private lending business for the past 3 years and really enjoy it.

With rental properties you can easily have a paper loss for tax purposes while enjoying positive cash flows during the year.

I also really enjoy Mike Ferry stuff.   

Now I am enjoying the income and also doing sideline business such as HML. 

You just have to keep going until you die :) This is why at the end of the day , the most pragmatical use for 1031 is either:1. move it to primary2. 1031 it to STR in vacation place that you would enjoy a "free housing" but you would never live there as primary home/3. or pass it to the kid so that your kid could have "affordable housing"4. or do structured and timed selling like UPREIT.

At $2800/month for that property, you might consider reinvesting or just using a HELOC so you can keep that low interest rate while enjoying the equity you've accrued.I'm in Sacramento, it's the perfect balance between appreciation and cashflow.

I’ll reach out soon - enjoy your you Thanksgiving!