There is about $20,000 in equity I will get when the tenant buyer refinances or sells.

Well, if you roll it into a self-directed IRA you can invest in real estate related activities such as buying notes or investing in crowdfunding ventures (there again, pay attention to UBIT if you invest in equity).  

We were all in at 1.55 million and our appraisal came back at 1.9 million so we have about 350k in equity.

Fortunately, I got in on the upswing of 2012 -2018 appreciation wave and now I have 6 units with $1.1 Mill in equity (1 being paid off and enough cash to pay off 1 more)Here are a few directions I have in mind.1.

I have about 180k in equity on the single-family, but am wondering how much debt I really want/need to take on.

Paying off a $100,000 note doesn't mean you have $100,000 in equity...

I already have over 4 mil in equity.

*Once I did pull out the $25,000 to $65,000 in equity would you suggest I just do 20% down?

When you are doing a direct exchange (you and I exchange properties with each other), you only have a totally tax deferred exchange if you are trading equal or up in equity AND debt.In the delayed exchange that you are proposing, you engage the service of a qualified intermediary to sell your relinquished property to a third party, then acquire your replacement property from a fourth party.

From experience, I've learned I typically don't mess with a preforeclosure unless it has at least $40k in equity.