He's down to invest but all he'd be bringing to the table is basically his w2 for getting financed.

Taking this money off the table would be smart, and allow you to reassess your strategy without a tight (1031) timeline. 

My advice to you is to acquire a skill set that brings more to the table, the numbers of a real estate deal are actually quite simple and it seems like you will be able to master that overnight. 

Cost, about $600.I gave another tenant an extra kitchen table and chairs when they had none. 

About selling FSBO - just some thoughts: The first time I left alot of $$ on the table - but I learned alot also. 

Patience will be your friend if you've got a 20+ year runway.Take every opportunity to take money off the table tax free. 

After many years of learning and saving, I'm finally in a position to pursue my first rental property out of state within the next 1-2months and want to make sure I'm budgeting correctly and have enough reserves/extra cushioning so that there no surprised at the closing table.

You seem to have a good handle on what assets you bring to the table for your investments (time & money being important assets).Buying in cash doesn't equal a passive investment.

Tomorrow, we will be meeting with @Kiera Underwood and her team (Table Investments).

I was afraid of bringing all cash to the table due to the amount of work that needs to be done to the park.