I can learn how to put in meter bases and multiple circuit boxes in my building and learn how to do it, for a $500 consultation fee plus parts.

My realtor mentioned the later that works with the local title insurance, but when the realtor spoke to her about my situation she said I needed to check with a CPA to see if my sale would qualify as a 1031 and that she is just the "accommodator" of the money as it exchanges hands.

A lot of people in your situation move to DSCR Loans away from conventional as one of the main advantages of DSCR vs.

They sold right away with multiple offers.

Let the experts handle it, you are going to run into sensitive situations and will stumble upon a professional tenant who knows how to sabotage a landlord. 

Here's a balanced approach you might consider:Given your tenant's excellent track record and the longevity of her tenancy, it might be beneficial to handle this situation with an eye toward maintaining that good relationship.

I'm not saying you cannot get a property with FHA, but in a multiple offer situation, a seller will take a Conventional buyer over a FHA buyer every time. 

I've never come across that situation in 20 years of doing this.

Ultimately our main goal build a portfolio of multiple different types of investment properties, buy and holds, rental properties, and fix/flips; but the wholesaling side of real estate seems like an attractive venture as we are just starting with little capital and it could provide us with a revenue stream to become a cash buyer. 

As far as wholesale deals we’ve had multiple offers on every property we did an email blast on in Huntsville for the last 12 months