1. use the 1031 money to buy 2 investment properties with a combined values >= the sales price2. use the 1031 money to improve one of my existing investment properties (e.g. building an ADU / remodeling)Thanks

If I purchased the property outright with cash, stabilized it, then acquired my first loan (a DSCR loan), that wouldn't be refinancing right, as I wouldn't be replacing an existing loan?

Probably needs more info - is there existing debt on the current rental property?

Trying to go into an existing template and add/change variables is very tough.

Some other loan type that would not interfere with the projected ROI would be ideal but not sure if they exist, any thoughts?

Does not exist. 

If you have a high return on equity, then you are more likely to be making high revenue relative to your existing payment, which means you would be more able to cover the higher payment of a cash out refi and would then have cash to deploy. 

This is not a rescue type situation nor a new development type situation but rather an existing high occupancy project, but why can't a sponsor raise enough common equity?

And honestly I know that some people like you exist and you'll probably do fine with out an agent.

@Wiley Strahan..there is a gap for this type of financing, but it doesn't mean it doesn't exist.