(Available time, money, income, family situation, credit availability, time horizon, real estate market location and phase, medical situation, etc etc.)

I know the deferment period for capital gains is almost up, but what are the pros and Cons of an OZF vs a traditional 1031?

If you have $50k or less, you can partner with someone who brings other strengths—like experience, time, or creditworthiness.

If they are professional, they can explain this quickly and easily.

The IRS has challenged simultaneous "drop and swaps," so allowing some time between these steps is advisable.You hit this right on the head with your answer with TIC.You could also potentially do a Exchange Post Distribution (Swap and Drop).

I appreciate your time!

Ben Franklin used similar advice to turn an enemy into a friend (although his was asking to borrow a book).There are some caveats here, you cannot be wasting time thus you need to demonstrate that you are taking action. 

I do not understand your remark as related to the DSCR loan.  2 ADUs are not allowed by f/f conventional financing but is not always enforced.Fortunately if you stay with the current tenant without a refi, by the time you pay principle it is likely the rent will have increased enough to absorb the increase mortgage payment. 

Times are changing somewhat though, so maybe over time if they are not supportive now, they will be at some point in the future. 

The time has come for me to start investing in real estate and before doing so i'm looking to build a strong and dedicated team of partners: agents, lenders, contractors and property managers mainly in the Cleveland area (but also open to markets within a 2-3 hr drive away) that already possess an excellent track record in their line of work and that value long term collaboration.