but they don't provide current rent, value, what they have capital wise, etc. 

Any tips for navigating the competition in such a hot market?

Not here to provide an  endorsement or be critical of the lenders on this list but volume is not by any means an indicator I would rely upon when selecting my banking relationships.

Nothing is being added in its place, they just want "less units" which provides more open space.

Go to AirBNB app and research which areas have the most listings, that usually means that its a HOT area and if you run it right you can succeed.  

As for non-bank loans, I'm familiar with a loan program that provides 100% financing, but it requires a minimum 650 credit score and proof of funds covering 12 months of interest.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it.We have a 12 page management contract that we've added our real experiences to over the years, with the intent of protecting both us AND the landlord.

With the amount of support they provide I am not against settling for an 8/10 deal. 

In your case, transferring the property from a revocable trust to an LLC where you and your wife are the owners should not affect the 1031 exchange, provided the LLC is a disregarded entity for tax purposes . 

I  have a detailed reply above that explains it and provides the code citation to read as well