If you offer more $ for the property than the all cash offers AND you appear to the seller to be highly qualified in the method you are using for sourcing the payment, at some point your offer will be more appealing than the all cash offers.I don't understand why you would consider a 1031 for another property in two years. 

This appeared to be everything I was missing.

I ask because it appears I can make this work by rotating occupancy throughout the 12m between my old primary (now refi'd to an investment property) and the new primary.

Get a quote from them or get the fire marshall and the electrician at to the home together and walkthrough what they want to do and have fire marshall review to see if that appears acceptable to them.

@Marc Robinson numbers wise they will always appear to work.

I get the equivalent of a large cheese pizza deposited into my checking account each month.  

The operating expenses in your report seem really high and some appear to be redundant.

The construction seems slow and could last up to a year.Here are my questions:1.How can I cover or conceal the metal screens to improve the appearance?

If you bought prior to 2022 in your home market of Maricopa County, your appreciation has been enormous (for many investors, the equivalent of decades worth of monthly cash flow).

I would use Powerpoint or the equivalent.