Off street parking is typically more important for high end/expensive rentals.

My income doesn’t show itself as being very high, but I have a relatively large amount of cash to put down.

Some strategies to get around are:1. leverage your current portfolio and buy in cash, increase value, and then refi2. buy Multi-family so your ratios aren't the main factor to lenders3. get in with a lender for high net worth individuals4.

With a 4-unit building, that’s a very high customer concentration.

So like I am not going to run out and buy a bunch of lots in Lehigh acres or coral gables FLA which is saturated with new builds and un finished new builds were the  FOMO got going big time and builders have failed to execute and left investors high and dry.

Creative financing can help sellers make more money, solve pain points, gets them the money they need, and help them avoid a high tax bill.

They bought it and held it, come hell or high water.

I have not paid retail for RE in many years and would not in my high cost market (average SFH is ~$1m).  

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

The rules are designed to prevent related parties from engaging in exchanges that shift high basis property for low basis property, followed by a sale of the low basis property, effectively "cashing out" without recognizing gain.If you sell a property to a related party as part of a 1031 exchange, both you and the related party must hold the exchanged properties for at least two years following the exchange.