If you're not meeting the 500 test, you will need to track the time of each person that performs work on the property. 

To see how much a 1031 exchange will benefit you in a sale you must first calculate the performance of your current property.

Getting a loan to payoff another loan with a lower interest rate doesn't make any sense. we do private lending and can get double digits returns consistently.

If your focus is on minimizing risk and ensuring consistent cash flow, your current strategy works.

The limit on scaling is your deal flow (mine never was that good) and time it takes to perform the value add (I got fairly quick for example, my last rehab did all new plumbing, electrical, and flooring.  

You can ask (if it's not obvious) what the nature of the disability is and what task(s) the dog has been trained to perform.

With careful planning, you can develop a portfolio that consistently outpaces inflation and helps secure your financial future.I hope this helps.

Perform an inspection while you're at it. 

I do have several S8 rentals, while they are generally performing well, there is more paperwork involved in the leasing and the strict inspections can be quite a pain. 

Whichever direction you go, be sure to work with folks who understand this and gives you the confidence to take reasonable action - I'd personally take an okay investment and weather the storm for a few years that will eventually perform well, and do that each year - rather than take 3 years to wait for the best deal possible.