Most Fortune 500 companies now use a 3rd party verification service that charges the employee and requires them to get a code they can then give to the PMC to do the employment verification.

She's then at risk of losing her money, but it also means she won't do that to another landlord.

What I mean is, it looks like as a married couple filing jointly we pay $0 in cap gains on first $94k, so could we use a strategy to pull out $94k in cap gains then 1031 the rest?

Figure out whether you are a visionary or integrator first & then find your opposite.

If on leases, you have to wait for lease renewal to increase rents.I'd raise the rents a bit and then do renos as you have vacancies. 

Was thinking of buying 1 acre - 5 acre commercial tract in Katy or Richmond area and then develop 1350-1800 Sq/ft FLEX spaces.

Painted the kitchen cabinets, then added quartz countertops.

If you get your DSCR, or any other loan, that is Non-Recourse where taxes, insurances, HOA, etc... are all under an entity and you are NOT personally liable, then and only then will Freddie allow you to exclude all liabilities for that property. 

Then just use profits to pay off heloc in this manner?

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!