I forgot to mention that you can do early distributions from an IRA before 59 1/2 by using the 72t - "Substantially Equal Periodic Payments".

I met an influencer at a seminar and discovered what his current challenges were. 

If so, and if your plan is to increase the size of your portfolio substantially you realistically have three options, all of which I’ve either used or witnessed the use of by another investor.As mentioned, the first is to move over your portfolio to a commercial loan basis.

Either make an offer substantially below asking price or find a more motivated seller - or more mismanaged property.

We have owned a MF in Beaverton for 15 years and rents have increased very substantially in the past several years.  

Does it need more substantial renovations like gutting a bathroom?

In this case, a duplex cash flowing $140/door gives me substantial room to still come out ahead, even if I over-estimate rents and my cash-flow is lower.

Maybe someone with CPA background here can chime in- I'd imagine if it's really a substantial amount of gain on that non-exempt portion of the gain (save realtor fees and closing costs) you can throw that portion alone into a 1031 account. 

A decent lawyer can easily turn that into " the landlord asked a question that pertains to a protected class.....and my client refused to answer...... its our case that landlord declined their application due to the fact that my client refused to answer the question that can't legally have an influence on the landlords decision anyway.

@Aaron Lancaster I don't know that market, but considering those rents I would offer substantially less, or maybe just pass on the deal.