But it is a tangled intricate web of things. 

So infilling an income gap via people who can disappear just as easily as appear seems short sighted to me. 

dogsbite.org is a propagandist site created by a web designer who was bitten by a dog.

My expertise is property management & I could help you with how to choose the right property management company, but it appears you are planning on self-managing.

I ask because it appears I can make this work by rotating occupancy throughout the 12m between my old primary (now refi'd to an investment property) and the new primary.

I see a lot of people buying class D rentals seeing it appears to cashflow then have one tenant stop paying and destroy the place to bankrupt themI do not want that to happen to you, so this is why I gave the options I did.

Get a quote from them or get the fire marshall and the electrician at to the home together and walkthrough what they want to do and have fire marshall review to see if that appears acceptable to them.

How many times does the interest rate appear in that formula?

If you offer more $ for the property than the all cash offers AND you appear to the seller to be highly qualified in the method you are using for sourcing the payment, at some point your offer will be more appealing than the all cash offers.I don't understand why you would consider a 1031 for another property in two years. 

Appears a lot of people exhibiting TDS have drank the Coolaide.