My biggest "disappointment" is when new REI ask (and expect) free mentorship with the caveat they "will bring something to the table in exchange/barter". 

Do you mean heat exchanger?

@Jason Langmo, a 1031 exchange can be used to mitigate future gain. 

Another out-of-the-box down payment option:   there is at least one local tech startup that is offering down payment assistance in exchange for sharing proceeds from AirBnB income from the property for a period of time.  

But in exchange, I need to demonstrate to my agent that I am a closer.

In exchange I've agreed to work deals through them which I am happy to do.

On a high level, here are the basics: it's a section in the tax codeallows you to avoid paying capital gains taxes on specific investmentsMove profits from one property into anotherLike kind properties same in nature or character45 days to id new properties to close on180 days to close on an identified propertyAvoid taking possession of the moneyTalk to your lender (and your CPA) about this as they can advise you on the rules for a 1031 exchange.

@Steven Lopez, look into purchasing a 1031 exchange for investment property.

., Exchange Place, Newport PATH stops), condos in that price range exist.

With the contractor's blessing, I give him odd jobs in exchange for rent credit at about 60% of what I would usually pay my contractor.