I seriously doubt your title insurance policy doesn’t exclude these as there really is no way to verify these.

The mortgage brokers deal in residential loans, and they can only make loans that they can resell, so they have to follow a checklist that excludes most self-employed persons. 

We exclude applicants with evictions, but I am told they have no evictions only to find multiple filings.  

I welcome any and all questions for clarification.In 2020 we purchased 110 units/properties18 single family homes (in Arizona and North Carolina)1 6-plex1 12-plexand 5 small mobile home parks (74 units)Total cost to purchase the properties 3.76 million (most of which was a mix of hard money at 12%, private money, seller carry, and a little of our own money).Closing costs on both sides of the refinances were roughly 150k.Total spent on rehab was 535k.Money costs on single family properties was roughly 80k (I'm excluding the multi family and the parks because they rents of the tenants paid the tenants on the multi family covered the costs of the hard money and private money). 

@Rob King, here are three important points:Your section 121 homeowners exemption will exclude up to $250K in capital gains ($500K for joint filers). 

The purchase of a partnership interest is specifically excluded from 1031 Exchange treatment. 

If you want to sell within the window so you dont have to pay capital gains, maybe its not a bad time to sell (live in the property 2 of the last 5 years excludes up to $250K in cap gains per individual). 

Your cash flow numbers exclude major expenses like vacancy, repairs, and cap ex.

When I excluded those, the avg sales price/SF = $83.09.

If you would like to market your rentals on your own in the future and don't want to exclude "agents" or Realtors, you can always add to your advertisements "Agent/Broker protected" in which case you can pay half the listing rate which where I am is typically 30% of first month rent or a flat rate that is comparable.