I'm not satisfied with not filing the rental in an LLC simply because it's more simple and might cost me an additional filing fee .

If a cash out refinance, many lenders will allow the cash out to satisfy the reserves requirement.DSCR lenders generally let you vest either individually or as an LLC.

That should satisfy that requirement.

This satisfies the rules for 1031 exchange. 

Can I refinance my primary residence 30yr conventional loan into an investment loan of some type and have my wife & kids live there while I live in a seperate primary residence (multifamily) to satisfy the 12m occupancy of VA loans?

I have a client that lives in Hawaii but owns a property in DC area.

If a property goes into foreclosure on a second, as Ken said you will either be buying it subject to the first mortgage - meaning it's your mortgage now - or the first has to be satisfied to take possession of the property - or the owner of the first is going to be there bidding what they are owed, so you would need to outbid them to get the property and then you are the person paying off the first mortgage. 

If a cash out refinance, many lenders will allow the cash out to satisfy the reserves requirement.DSCR lenders generally let you vest either individually or as an LLC.

Renting, like hiring an employee, taking on a business partner or client and marring (even more so), are relationships that can be costly if made hastily or imprudently.Like others, I have check lists that I do not deviate from. 

Again, NOT the way you handle client relationships.