My most recent purchase was a duplex in Carlsbad which I 1031 exchanged into by selling one of my single family homes in East County San Diego. 

Ask if the investor has anything they want to sell at first contact.If you want to separate yourself and get a better response from investors, take time to understand the investors purchasing parameters and send them targeted opportunities that fit within the desired parameters.

I believe they sell courses if you like their stuff.

So for now you have a few choices sell and get what you can.

If you take cash or purchase less than you sell you pay tax on that as "boot". 

Unless the seller is dying to sell, or you can sense his/her willingness to depart from the property then I wouldn't say this is a go.

I work mainly with investors buying and selling maximizing their equity.

umbrella 2. and under the cash umbrella are the options we talked about - your own cash, your dentist uncle's cash (private money), a local fix and flip lender's cash (hard money.)i did a BRRRR last year (that i ended up selling because it didn't appraise) and i bought it with my own cash because the purchase price was pretty low. 

Finds the deal, signs on the debt, manages it, and sells it. 

Selling will make a little money, but it’s not a ton.