Loan Options? Want to 1031 rental>rental but 6m into new business

[Gerich Fellermann]

Hello all,

I'm wondering whether my situation is outside of the realm of financing possibilities, even creative ones.....

My wife has had a small rental in NJ for 10+ years. She has refinanced so we are looking at a tax hit on a small profit. I'd like to 1031 into a rental closer to us in Oregon but am also 6m into starting my own business so do not have W2 earnings or 2y worth of P&L for a new mortgage. Last 2y taxes are solid. (AGI ~mid $100's), this year projected lower as business ramps up. My wife works but her income alone would likely not qualify (<$50k). Our credit is very good. Also, not sure if applicable but we have a rental in SC that is rented but has a HELOC on it for some renovations so DTI is high now.

Numbers:  NJ home sale price = $156,000  - Profit = $45,000 - Projected tax = $25k+  

Any thoughts?   Pretty sure I'm SOL on this due to the new business but would love to hear there's an option.

Thanks all,

G