So I tried and succeeded in alternative strategy; I started with smaller commercial multifamily deals that I could do myself.

Most of these options will have either no PPP (especially for rehab loans) or adjustable PPP's so you can tailor the loan to your strategy.For long terms loans PML's and traditional can be quite competitive, but I'd say that the main advantage for traditional would come in long-term loans for commercial properties.

@Eli JermanMove on from FHA, there are a ton of commercial lenders that offer DSCR loans.

Oh, what I meant was a single commercial condo, not an entire building. 

QOFs can make investments in a wide variety of real estate and new or existing businesses, including commercial real estate, housing, infrastructure, and start-up businesses.

We have a commercial license, not residential.  

I initially was going to do a commercial loan and purchase my next house as an actual investment property, but financially it made a lot more sense for me to move into it and put a lot less money down upfront and have a lower interest rate.

In commercial finance fees cover the cost of appraisals, title work and Dunn & Bradstreet reports, etc, etc.

Personally, if possible, I would take the tax free money and transition that into a commercial multifamily property (5+ unit property) rather than 1031.

It’s entirely likely you would have to switch insurance products  - going to a commercial policy - but check with your carrier.