Where is the best place that everyone is sourcing their overhead doors from?

My vote is option one.  

Seems like you're in a good spot with lots of options.

So all of the gain and depreciation recapture are initially still tax deferred.However, like Joe said, the down side is later when sold  you lose the 1031 option. the client will pay tax on all gain and depreciation recaptured from before the 1031 also. 

Is there a reliable source to get this information from other than agents? 

Quote from @Patricia Steiner: There are several lenders who offer low/no closing cost options for first time homebuyers.

House hacking is probably your best option.

**Cash-Out Refinance/HELOC:** Another option to avoid paying capital gains taxes is to not sell the house at all.

I really like Lease to own option to get into deals without having to take on massive debt.

But in that case, you can't fix what is broken.I've not even seen a great source for knowing exactly what the competition charges.