A hypothetical to see how people factor costs when rolling equity forward into additional purchases.For this example assume  you purchased property “A” for 100k, and put 25% down. 2 years later you sell it for 125k so you now have 50k (25k from your initial down payment + 25k in equity).

@Steven Kim- make sure you have a pre approval in place from a lender for the amount needed ..likely will need  the down payment to be  25% of the purchase price 

First, they required me to use their hard money lender and to get pre-approved with them before they would send me their properties. lol.

To me that should be rolled into the quote. 

Just note a DSCR will often have a pre-payment penalty and has higher fees/rates.

My thought would be househack with minimum cash contribution, force some equity, then do a rate/term refinance roll in costs and get refunded your escrow balance and another $2k at closing. 

(EMD, Pre-Look, Money goes hard when, Days for due diligence, days to close, etc.)

Are there any PMLs who will pre-qualify you so that you can pull the trigger (with their approval) ASAP?   

Particularly around the Springfield Town Center, where 2 million square feet of commercial space and thousands of residential units are in the works by property owner Pennsylvania Real Estate Investment Trust (PREIT), to be delivered by 2026.Below I will go into the reasons why Springfield Virginia real estate market has strong potential for future growth in the coming yearsSpringfield Town Center is Approved to add 2 million Square Feet of Commercial Space and Thousands of Residential Units, Coming in 2026Although many malls suffered greatly during COVID-19, certain malls have begun to make a comeback, such as the Springfield Town Center, which not only is at pre-pandemic levels of visitors and retail vacancy of 4%, but the average time of visit has increased for the mall.

Unfortunately, your accountant is right about this one.In a 1031 exchange, the goal is to roll over all the proceeds into the new property to defer the capital gains tax.