I would bet 4plex 203k (refi later to get out of lifetime MI) would be better if you plan to stay in one location for at least a few years. technically, I think you have to live in it 12 months, look into current regs, you might be able to rinse and repeat annually.

Your best bet is to attend local meet ups.

Like Edward B. said, your best bet is to call around to at least two, preferably three or more lenders and see what they have to say.

I have been looking for good active real estate investor associations, meetups, clubs, etc. for my business partner and I to attend.

It was a bit of good advice from someone I bet my chance that led me to sell the property in the first place.

My "Why" is because I want to continue to be an active mom in my children's lives (more specifically...not to miss school events, milestones, and just spending time with them), to be able to leave something behind for them (and future generations) that they can build on/take over if they want, and to continue to fulfill my wanderlust as much as possible.       

This may not seem like "income producing" activity at the moment, but it's critical for putting yourself in a position to generate revenue.2) Get to know the buyers in your area. 

I'm willing to bet over 90% of wholesalers quit or lose money within the first 1 year. 

But you're total gain including depreciation recapture was $60K so you would end up having to pay the tax on all $60K - no benefit to the 1031.The other question you're hinting at is what if you bought a tract of agricultural or hunting/fishing land that you intended to use for productive use (wilderness activities, rental, agricultural, livestock etc etc). 

Seems like you got a good start :)You can meet local investors both on this site, by being active in the forums, making connections with local investors, and even better by attending local events or real estate meetings.