Your best bet is to consult with a good broker that has experience with business insurance and RE.

@Bijan SabbaghiYou don’t that’s the challenge - we pull data from several places as a note holder and for example and currently we see less than 20% actually going to foreclosure as most are ending in bankruptcy right now due to borrowers equityThe ones that are under water are typically going back to the bank.Best bet is to find properties where deceased or maybe divorced to get higher chance of actually going to foreclosure

I'd bet that nobody with a single working brain cell will sign a lease with your brand new LLC without you personally guaranteeing it as well.As for the writing style, this is totally subjective and unique to each person, but I think you can be professional without being overly formal.

My bet is they won't be happy about it.  

They explained that Fannie Mae (according to an exchange with their Servicing Portfolio Manager at Fannie Mae for a similar but not an exact loan) does not allow PMI removal for improvements already included in the original loan’s scope until after a two-year seasoning period

This will allow you to take advantage of the Section 121 exclusion and you could do a 1031 exchange into the new property.

I've determined that due to my somewhat unique funding that a DSCR loan may be my best bet.

I wish them the best of luck, but I'll bet the execution of that business plans goes sideways and in then end the proforma gets trashed. 

I’ve done one 1031 exchange in 25 years, I own every other investment property I’ve purchase in 25 years.

Based on the numbers, I am willing to bet this is located in 38126, 38106 or 38112.