I was just a key note speaking in Brisbane this summer for a PM conference and I am scheduled for 2 events already to speak in 2017 in AUS.

Then take that cash and add that to the 1031 proceeds of the other one and use them together to buy a few properties - maybe one for cash and a couple with leverage and get yourself into a good defensive posture where you have a free and clear property with no market risk and leveraged properties you can blend returns on.The  sector I really like late in a market is student housing at residential state university towns. 

.- Listen to Podcast interviews (BP, other) on MF- Read and participate in BP Apt forums- Attend Conferences - any MF Apt conference or syndication to get exposure / network2) Networking- Attend local MF meetup groups and get to know the players that are doing what you want to be doing.  

This is a great way to pick up buyers.Attend local networking events, fundraisers, conferences, happy hours. 

It really is all about proper research and creating as many defensible systems to mitigate as much risk as possible.

Not to mention the ongoing networking and research I do such as being on BP, talking with local investors, going to meetups, and conferences.

I do not want to be a jr. lender standing in front of a judge with a defense that says that I relied on the senior lender's loan app and qualifying procedures as my qualifying and documentation process.

I'm often accused of being defensive here.

If there is no deposit, this will be your defense in case the tenants come back and claim they paid a deposit.If there is a deposit, the seller should transfer the money to you at closing.

An umbrella adds a third line of defense.