So there is an underlying relationship between your refi and the cash you'll have to reinvest to purchase at least as much as you sell.When folks are using the Brrr approach they'll try to leave enough equity in the property to be used as a sufficient down payment on their next 1031 property. 

Unfortunately, we've been self-employed in a non-real estate industry for a LONG time now and we couldn't document our income in a way that was sufficient for our lender - so we did a cash deal instead.I thought the equity in that property and in the home we own outright (about $256,000 in total equity) would be enough to reset the conversation for our next deal, but our lender says existing equity will always be overshadowed in our situation by documented income (or lack thereof.)  

I mean I guess it is, but I would hope that her future income would be sufficient enough to warrant this debt and pay it off. 

Depending on your relationship with them, that might be feasible, but if you're just picking up someone you don't know personally, you could bring the productiveness of the investment down because you'll both occupy unit(s).Side jobs won't really do much until you are at that side job for a sufficient duration of time - it may be 2-years.

If it is a gravity system without ejection pumps that should be sufficient. 

Basically just looking for opinions.Is $17,000 going to be sufficient to cover my ***.     

Keep it in your personal name with sufficient liability insurance.

Shouldn't be a major issue if you have 2 years of tax returns showing sufficient income.

QUESTION:Will a 1099 and w2 be sufficient?

More information is required to give a sufficient answer.