To reduce the cost and risk I brought in a college friend, the deal was I would pay for the training and we would both put in enough money that we could buy 3-4 notes, when / if we made any money I would get paid back for the education piece.  

Consider house hacking and short-term rentals for reduced living expenses.

If your goal is personal-use real estate, cashing out the 403(b) is an option, but it will incur income tax and a 10% penalty, significantly reducing your available funds.

Or, is REPS really a “free lunch” for those who qualify - they can claim an active loss reducing ordinary income today, AND get to claim passive and capital gains in the future on the appreciation?

Reduce the price, make the sale, split the profits, and re-start your life.

Tax Write-Offs: By reclassifying these components, you can take larger depreciation deductions upfront, reducing your taxable income and lowering your tax bill in the early years.3.

If you are doing the work and labor it reduces some of the risk but to me we won’t let at that high a ltv

I am hoping to roll these two into one loan and reduce my monthly payment/ interest rate on the HELOC as I will be having the debt long term.I also currently own a 11 spot RV Park which I own all 11 units and is currently generating $10,375/month in rent.

One was a medical professional couple working at Beebe, the other a family relocating and needing a place to stay while their house was built in Lewes. 

On another note something that would reduce general inflation is getting rid of the laws that force (limiting competion) auto manufacturers to sell cars through a franchise dealer model.