Currently researching my options with discontinuing my 457 contributions (no employer match due to having a state retirement) but I need a plan for the taxes as I don't want to get hit with a large tax bill. 

My agent, for instance, called me just days before a storm to remind me I could still bind policies and even updated some coverage to ensure I was fully protected before the storm hit.

This phenomena has not gone unnoticed, when you see spammy self promotion please don't hesitate to hit report and we will review!

I do like the idea of using the seller concessions to buy down the rate though since you have a 3 year PPP you probably aren't going to refi within 3 years, so you will hit the break even and this will give you a hedge against the risk of rates not declining (they are expected to decline, but this seems like a "free" hedge).

However, if you sold now, you would be hit with capital gains tax and depreciation recapture. 

Once you hit the 11th month mark refinance pull out some cash if needed and on to the next purchase.

I've just watched a fractional deal hit the skids for a $1 mil condo on Hilton Head Island after 20 years of fairly trouble-free operation. 25% owner wants to be liquid, but the partnership doesn't guarantee liquidity.

Generally prices are too high to hit ideal numbers on most beaches, however there is usually a good vacation rental or 2 on each beach. 

Happy to say I just hit work-optional recently!

Only nonrecourse loans will not affect your personal DTI - if you personally guarantee the debt, you're going to take the DTI hit for it unless you can qualify for it to be excluded.Find a local lender who is skilled in working with self-employed and investor clients and talk through your situation with them.