First, most investors and owners of real estate related businesses are in one or more of the following situations1- they’re unable to duplicate their expertise that drives the ROI and they are at their personal max capacity as to time2- they’re obtaining high ROI by use of excessive leverage 3 - they’re obtaining high ROI by taking excessive risk4- they hit correct timing in the correct market, and this is not necessarily repeatable with any probabilityIn order for an investment or business to scale, we need the ROI (on a risk adjusted basis) to be sufficient to cover a PREMIUM risk adjusted return to passive investors; all expenses of managing the assets and the business, and a significant return to the “sponsor” providing compensation to him making the work, risk and time worth while. 

Quote from @Brandon Croucier: The loans are available but nobody wants to do them.There always seems to be something wrong with the properties, as lenders we just can't make enough $ for our time.9/10 Borrowers also complain about the "excessive fees" for the loan amount.If you are okay with paying 8k in closing costs then the loan is available. 

But again, your profit after selling costs (and any capex improvements) would have to be in excess of $60ok to really make sense.

The issue we are running into is that lenders are not recognizing the excess amount he earns as income, therefore it looks like he will not be able to afford any loans that he would be approved for.

Due to the nature of the shorter lease terms, I am spending an excessive amount of time updating my Excel spreadsheet, MLS, business website, Airbnb, VRBO, and other platforms.

It is a bit painful, but I commit to staging--unwaveringly. 

When you go with a company, it may be a month before the mailing goes out since they  stage and batch the mailings in order to use bulk mailing at the post office.2.

We close Aug 22nd and so far we've done a ton of paperwork and we're at the appraisal stage. 

A 1031 must be for equal or greater value or the funds in excess of the value of the new purchase are taxable.

You're best bet is to call a few brokers local to the area and see what they can come up with.It's definitely going to be a surplus or excess carrier that will do it and the premiums will be high.