Here is what happened after i spoke to everyone here :  It took me 4 yrs but last year finally i closed on my primary residence here in AZ..

They offered some decent closing incentives such as 1% back at closing table and 6% property mgmt for a year, 1 year warranty, and i THOUGHT rent assurance for 1 year (found out later they'd changed to 3 months only). 

It can be a line item on the buyer's side closing statement. 

I am also close with a few of the people on this thread.

We should be closing in a few weeks but we are still at phase one.

The location of the lender doesn't necessarily impact your chances of getting a mortgage or the efficiency of the process however, local lenders have a better understanding of the local real estate market and regulations as they are more familiar with appraisers and other closing professionals in the area which can expedite the process and you will get a more personal touch and easier communication.

My goal is to generate income since I am closing my business which is my 9-5.

There should be an "entry fee" that you are marketing to the buyers, and that entry fee should include closing costs, down payment to seller and your assignment fee.

Of course they are surfing close to the edge of bankruptcy so.... 

With borrowing rates as high as they are, it could be difficult to maximize income by 1031 exchanging into a rental that is both (a) financed, and (b) in an urban area where prices may still be close to 2023 peaks.