I highly recommend a well-qualified REALTOR who works with investors and knows how to help you best.7.

@John Zhang If your wife qualifies for Real Estate Professional Status (REPS) and materially participates in managing rental properties, there is no limit on the amount of rental losses, including depreciation, that can offset your W-2 income.

End result here is that whether or not the new property was eligible for a 1031 exchange you were investing inside a qualified retirement account. 

In our area we have 3 different HUD agencies that provide vouchers to qualifying tenants.  

And that is where the skill comes in.

However, these programs typically qualifies borrowers based on their income, such as tax returns.The DSCR would be a good option considering you and your husband are entrepreneurs and the tax returns don't look good on paper.

House hacking can work with an FHA loan, as rental income from other units might help you qualify, but be sure to consult with a lender or mortgage broker to explore flexible options based on your unique situation.Good luck!

However, if your business owns real estate, that portion of the sale may qualify for a 1031 exchange, allowing you to defer capital gains taxes by reinvesting in another like-kind property.

Because they know you'll probably never make a claim, or your claim won't qualify. 

Any referrals or recommendations for good and qualified brokers, sellers, property management companies, loan brokers, insurance brokers, mortgage brokers, contractors, etc.