@Paul Azad  The specialty self-directed IRA custodians that have the training and capacity to deal with documenting an IRA's investment into alternative assets are not also brokerage firms. 

It’s usually a week to get a boat load of applicants and another week to get a signed lease.

There are loads out there.

I wish that I was in a position 4-5 years ago to load up.

But, theoretically, if you invest $100,000 in a DST with a 10% load and five years later the property sells for the same price it was purchased, you would have $90,000 left to roll into an exchange.

But to live on just rental income and no other sources you just need to do the math.. with levearge its takes a boat load of Real estate .

This morning I hauled 3 truck loads of trash out of a recent vacancy because no one else could do it on short notice and the cleaners were scheduled for this afternoon.

I agree with your conclusion that it doesn't make sense to refi into either a higher rate mortgage or a similar-rate mortgage that you have to put money into out of your pocket.The other option is to use a non-FHA load to purchase the next property. 

Must have same square feet and sleeping capacity. 

You can find loads of online and in-person real estate events where you can meet many wholesalers!