I’m looking for information regarding how and underwriter would view these circumstances most favorably.

Cash flow is not the primary motive in this case, but I look for it to provide a buffer for unforeseen events, rent compression, etc.

There are a few other alternatives to 1031s depending on your facts and circumstances as well. 

Some courts have "pierced the corporate veil" based on certain circumstances but I don't really see downside to transferring properties into an LLC except:1.

However, if there are background circumstances that prevent you from getting a Texas RE License, I would contend those same circumstances will  prevent you from obtaining a Florida RE License as well. 

I understand most difficult now to landlords because of rules protecting tenants because of Covid-19, but can I overcome for tenant doesn’t have difficulties but just taking advantage of the circumstances?

@Moises Diaz I agree with @Shawn McCormick, that is kind of a difficult question to answer because there are so many other circumstances that are unknown.

Only VA and USDA loans allow for 0% down and in certain circumstances. 

Let's connect and I'd love to learn more about your present circumstance and how we get you to where you want to go. 

When invoices are coming in at 20 grand a pop, it's easy for a matter of a couple of weeks to drastically change the circumstances.