There is a push by the Anchorage assembly to "License" STRs which will lead to restrictions of some kind within a few years most likely. 

It strikes me odd that there is no common tool that facilitates escrow between renters/landlords for these transactions.

In a rural area with no jobs, your odds of finding a good tenant or a good buyer are limited. 

Employers side doesn't have that same restriction and so they can contribute 100%?

@Travis Andres - Even with looser lending restrictions its hard to fail under the 70% rule, whether BRRRR or just flipping.

Also, in the future, put a clause in your leases restricting ending the lease in winter, and you won't have this problem next time...

What do you recommend I do to be able to scale more and not have this restriction on capital?  

Augustine Beach has tight rental restrictions and have issued just 100 "Transient Rental Licenses" which, of course, are all gone.

@Sabrina Savillo I think Jacob and the others point out a very good thing regarding deal flow and the ability to find one replacement property within the time restrictions of a 1031 Exchange let alone needing to find 2.

Here is the Suntrust 2008 FORM 10-K page 35 https://www.sec.gov/Archives/edgar/data/750556/000119312509042448/d10k.htm that sums up the debt instruments they called for my company and tons others in 2008: "We discontinued originating first lien Alt-A loans to hold on the balance sheet during 2006 and until mid-2007 originated a small amount with more restrictive credit guidelines for placement in the secondary market.