Because I'm not an accountant or versed in tax code and law wouldn't I want a CPA to ensure everything is legally tight and as advantageous as it can be? 

Unlike banks, which offer limited loan options, brokers have access to a wide network of lenders, including niche and non-traditional financing sources.Here’s what they do:Assess your financial situation to determine your borrowing power.Compare multiple loan products to find the most favorable terms.Negotiate rates and terms with lenders on your behalf.Guide you through the application process, ensuring you meet all requirements.Example: Suppose you have a lower credit score or unconventional income sources.

I learned a creative way to finance properties using my 403B.

The most important thing is to ensure your loan is covered in the event of a loss.  

Ensure you have an itemized invoice from the cleaner, which can help justify the deduction.Reasonable Deductions: Long-term tenants often leave normal wear and tear, so I recommend being lenient on minor issues.

Keep in mind with a 1031 exchange, it's important to ensure that the total value of the replacement property is equal to or greater than the property you sold.

The seller requires a cash purchase & I’m exploring creative ways to structure the deal.

I would first try to figure out if there is any way to buy in your local market through creative ways - renting by the bedroom, 2-4 units, house with ADU etc.

You might also consider creative strategies, such as renting parts of the property to cover expenses while you navigate the process.Best of luck, and I’d love to hear how things progress.

To succeed, focus on properties in high-demand neighborhoods like Pecan Grove or Aliana, and ensure your cash flow analysis accounts for high property taxes, potential HOA restrictions, and flood insurance costs.