I singles out 3 routes, and due to funds limitations I can take only 1.1.

Note this election MUST be made in the year of the dispositions.2) 1031 - There's usually no tax on gains or losses when swapping property for similar property.

Most institutions have a 70% limit. 

It's very easy to make one tiny, minor assumption to fill in an unknown that completely changes the context and consequently the answer - I've caught myself doing this a few times.As far as the legal responsibility for the debt goes with Subject To, my guess would be that the contract basically provides a pathway for the seller to pursue the buyer for recourse related to losses they suffer from the default of the original loan, like a form of indemnification, but does not absolve the seller of responsibility for the debt.

IMO cash flow provides a way to mitigate the risk of unexpected expenses and loss of income due to vacancies.

This is obviously much better than $1,400 per month.On top of that, you will now get 2x the depreciation write-off so your taxes should go down.On top of that, you will now get 2x the appreciation when real estate price go up.On top of that, your tenants are helping you pay down the loan, initially at about $100/mo for both properties, which gradually gets better and better.On top of that, you now have more units so if one or two goes vacant, you have more renters covering the losses of the vacant units.If you want to keep these properties, I would do a cash-out refi and go buy more rental real estate.

Then, I spoke with several acquisition managers with very limited knowledge on how to evaluate a deal but this time, the company they were working for was sued by multiple homeowners for fraud.

I'll send you a PM to chat further. we have up zone that just happened a lot of parcels allow for higher limits.

Since you prioritize appreciation over cash flow, focus on DFW areas with strong job growth, infrastructure investment, and limited housing supply—such as Frisco, Arlington, and Rockwall.

I'd recommend house-hacking a duplex or triplex if possible to help limit your living expenses.