The PadSplit platform should be used as a resource/tool but please engage with the people in the organization.

Personally I’d do a 1031 to save $40k, I’d skip the LLC, increase the limit on my umbrella, and call it a day.

I'm curious why your bank rate recently increased?

•If you can, raise rents or find ways to increase the property’s income before applying again.Have you already tried talking to multiple banks, or is this feedback from just one?

It’s becoming increasingly frustrating—the seller refuses to provide any proper documentation.

In fact I have a no PITA policy, which means if you violate it you are probably getting a rent increase at next renewal opportunity, which might be next month if you are on M2M.

If your plans are in late 2025 to 2026 I think its too early to engage with agents as well as lender honestly.

I agree with @Jonathan Greene that the question is vague, so my advice will have to be as well.The short answer: MTRs are real estate, so just like all real estate, any place that can long-term-rent cash flow with increasing jobs/population can be a suitable site to purchase. 

Small Multi families are a great way to increase cash flow

If you can find properties where you can add value (adding units, increasing rents) then you can increase the value of the property, refi and get your money out.