I'm basically looking for input in the following:Option 1: Buy a couple of properties and split the money from the 1031 exchange for the down payments.

Do you plan to pay all cash with the equity or use it as a down payment?

This is money that was used for the kitchen and down payments on our last two properties. 

i.e. longer than normal vacancy, bad tenant screening, poor maintenance, skipped rent payments, etc.There could be a handful of reasons why it lost it's ability to cash flow.

If the rental income doesn’t sufficiently cover the debt payments by their standards, they’ll limit the loan amount, even if the property is worth more.You could try a few alternatives:•Look for lenders who specialize in commercial real estate and have more flexible DSCR requirements.

That's fine as long as all the payments go directly into your SDIRA. 

Quote from @Lionel Quiambao:  ... and maybe throw in the option for the tenant for more speed at an increased rent to cover the additional payment. 

The only things that matter are credit, down payment, reserves, and DSCR ratio! 

Maybe you can use your duplex as collateral seeing as you don’t have a big down payment?

This could increase interest rate and or down payment.2.