Does anyone have any ideas on how to minimize that tax liability and still continue with my original intent, or is my only option a 1031 (I'm aware of DST but don't see that as a great option).  

I've spent the last year or so (on and off) looking for my first investment property to house hack but have had minimal luck.

Occasionally you will get no occupation which if they fill in an agency or other info is fine but you have to have minimal data.

You can purchase the first one with a private loan from your dad or cash to minimize risk, and leverage a second or third property with a bank loan and the rest of your cash.

The fact that they're not taking debt makes me think they know something you don't.As with all things, if you feel like you're being pitched or sold, you probably are.

It makes sense to have standards, especially when you’re working with tenant-occupied properties and need to minimize unnecessary showings.

Only issue is you have minimal insight on monthly performance unless you download the bank statement and then build custom charts in excel or google sheets. 

As for the interest rate, it does help being 0% minimizing the cost but even if there was an interest rate, as long as you have enough room on the cards to float, it's not your money you are spending.

Corporate formalities are taken care of and minimal as a single member LLC.

This is the same type of pitch other gurus are using.