If the applicant comes from the pool of people that I or my tenants know, I use real estate as a way to give back as many of my tenants will not qualify credit wise or may even have a criminal background or would struggle for another reason if I were to just stick to the "background/credit check" criteria. 

The PM org has formalized their referral program. 

The borrower will need to be exceptionally qualified and have significant reserves (particularly for a jumbo or super jumbo loans of $1-2-5M++) Historically borrowers could qualify with 10-20% reserves of the amount financed, that could jump to 100%+ without significant state and federal intervention.

Selling may trigger capital gains tax, but if you lived there for two of the last five years, you may qualify for a Section 121 exclusion.

Lenders will want to know if the property is generating income and if it qualifies for a DSCR loan or traditional financing.

I like subto because I cant qualify for an investment loan right now so its a huge benefit, also lower buy in than an investment loan but I agree with you that its not that hard.

No one is "timing" the market, they just are not qualified.  

I won't just write them all here but I highly recommend contacting a qualified 1031 intermediary to walk you through the process.

.🔹 Property Tax Relief – If your property is severely damaged, you may qualify for reassessment and potential tax refunds.

Also, you can possibly take equity out of your current properties instead of taking out a construction/hard money loans.Purchase and Rehab Financing:If you are doing simple purchase and rehab (not ground up), then it's not that hard to qualify and you just need to right broker/program.