Im a local, i can find you properties and negotiate with the seller for a discount.

You can tell the seller you need them to pay some amount of commission up to the discounted amount of $5k.  

Also, the number of buildings falling out of loan compliance is continuing to rise and cash buyers will have the opportunity to come in at a discount.

A set of two multifamily properties are being liquidated and sold near me and it’s about $2M before any possible discount/negotiations with the owner.

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You can earn honorable discounts and fees overtime by establishing mutually beneficial partnerships with one lender or broker but squeezing them dry for a lot of hard work and not equal pay isn't something I recommend making a strategy

You can also list non exclusive with agents and then if you find a tenant yourself dont pay commision. 

DSCR loans are not mutually exclusive to the BRRRR strategy.

Can anyone verify the tax treatment as of today that a gain from owner occupant unit is applicable for Sec 121 exclusion, and a gain from rental unit is applicable for 1031 exchange?

Ask your lender if there’s a discount at 25 or 30% (assuming 20% is required.)It used to be “dumb” to put down more than required when rates were 3%.