The general partnership has 500k left to raise (Approx 50% remaining) in a 506 (c) fund.

Every month I stay in the duplex I'm tying up one unit and losing what could be an extra $850 towards my next investment.To anyone with more experience or knowledge: I've saved up enough to use $20 - $40K. 

purchased a place to lease out for duck hunting near Augusta and so far has done well. it is a very nice place, not what i would call a typical duck lodge. has its own boat ramp, if you can call it that, to fish horseshoe lake, an oxbow. the 3 month lease should cover 70% of debt and all expenses for the year. now to short term lease it for the remaining 9 months. i say all of this because i think hunting/fishing is a pretty cool market.             

My solution is to have the departing tenant sign a "Remove Tenant Addendum" that specifically says who is leaving, who is staying, and that the deposit remains in place.

The reason is that appreciation and rents are tied together.

I was originally trying to get $725 for a unit, Section8 said they would do $716 total with them paying 78% of that and the tenant paying the remaining 22%.

If you made improvements during your house hack and increased the value, you might then be able do a VA refi if you had remaining benefits.

As long as you do this you will have maximized the 121 exemption and sheltered all of the remaining gain in the 1031.I've put together a couple videos on this exact subject. 

For a rental property they take 60% LTV of the TAX ACCESSED VALUE of the property minus the remain loan amount.

You would be tying up ~$19k in capitol with no return.