He wants to sell his portfolio and exchange into a NNN lease wherever it makes sense.

So, during my research I came across 1031 exchange here at BP!

Hi all!My friend is a first time home buyer and wants to start house hacking with 1-4 unit, however doesn't have the down payment money.  Can I gift him the down payment money and then put together a contract between ...

Security deposit amountYou can find plenty of examples by searching for "tenant estoppel certificate doc" or exchange "doc" with "pdf" for more options.Here is an example and explanation: https://eforms.com/rental/estoppel-certificate/Some have a lot of legal jargon but this document does not need to be so detailed.

I offered to give her $500 in exchange for her keys.

Would a laundry owner be open to someone working there for free in exchange for learning about the business?

Not sure OOS turnkey in a market I know nothing about would be my choice if $20k represented a large part of my world.If I was sinking a ton of my available capital into a basket, I'd want it in a basket I knew well and I could keep an eye on.Anyway, I'm also considering exchanging some into a new OOS market. 

I think it’s too late for a 1031 exchange as I believe the money is in the mail for me.

Only way to avoid that is to 1031 exchange into another property but I've had my reserves about having so much equity in one property.

Approximately 1 year later after the purchase of the first SFR, I located a 10-unit apartment complex that I did a 1031 like-kind exchange into selling every SFR that I had.