But we had four kids, a hubby who was a car guy and needed a shop or big garages, and a limited income.

I will study this more.

Especially in eastern PA where competition and inventory can be tough.If you have 80K, spending 60-65 max should be your limit.

Most HMLs I work with for my CFO clients require $10k equity or (10% of the purchase price) as minimum equity while limiting the loan to 70%-75% of the ARV. depending on the lender.

Are you setting a one person per room limit? 

While many of these issues are important considerations and should not be ignored or overlooked, there are other more crucial criteria that you must question and evaluate first.The critical risk criteria that you must review and evaluate prior to making your final decision on which 1031 Exchange Qualified Intermediary to retain includes, but is not limited to, the following areas:Technical capability of the 1031 Exchange Qualified IntermediaryInternal processes and audit controls to safeguard your 1031 Exchange funds and assetsUse of Qualified Trust Accounts or Qualified Escrow AccountsDecision criteria and guidelines for investment of your 1031 Exchange fundsProtection from potential errors or omissions by the Qualified Intermediary (E&O Insurance) Protection from potential theft or embezzlement of 1031 Exchange funds (Fidelity Bond) An experienced and professional 1031 Exchange Qualified Intermediary will understand these concerns and should be happy to discuss these crucial issues with you.

Ask for higher limits so your available credit ratio is higher.

If you can make rent money in December, make it.There is no limit on the number of STRs.

If there are barriers that limit similar supply and you figure out how to get the housing units online, even better. 

Also, the total acreage of the property would be needed as there can be acreage limits for DSCR loans.