What criteria would you be looking for in order to qualify and what are the chances of pulling this off? 

You can roll the 403b’s into a self directed Ira or solo 401k if you qualify.

If your spouse qualifies for the Real Estate Professional status, then it will cover both of you.

.- There’s no requirement to go through a qualified intermediary, as with a 1031 exchange.3. 1031 Exchange: A 1031 exchange is also an option but is generally less favorable than a 1033 in involuntary situations.

The DSCR wouldn't include renovation funds unfortunately and property has to be in livable condition to qualify for the DSCR loan .

It is actually pretty rare that we have any tenants that pay after the 6th so we'll usually give them a day grace period.I would not recommend an out-of-state investor unless he/she had a PM that dealt almost exclusively with student rentals.

I have talked to my HML for the property owner to do a 24-36 month Owner Finance for the 20% down to allow me to qualify for a DSCR on a turnkey small multi-family.

The first phase or about half the lots will be short term gains with the possibility that the second phase may qualify as long term gains.

Talk to your insurance provider to see if this qualifies for a claim.

When you find out the present zoning of the property, the future land use and the local agencies comprehensive plan for how they see the area being developed (all can be done at the local planning office) you will have a much better idea of what you have just bought.If the land could in any way be developed into something more than single family residential lots, i.e. if there is any multi-family or commercial component than I would advise you to hire someone qualified to help you with the site planning of the development.