Be sure to get a broker that specializes in these policies, some people are brokers but still do not have access to these types of insurance policies. 

I'm a product of BP through and through, was on these forums figuring out how to house hack after we already were in contract on a duplex, all the way through making it the foundation of my current business. 

There are lots of paid software programs that do this for you as well. 

Is it possible for us to form an LLC and 1031 these into one 1.5 million dollar property in Oregon so long as we abide by the timing guidelines concerning the exchange. 

We just run our note and everything through a long term escrow provider.

Quote from @Jay Martin: Has anyone heard of or used Bluebird lending they have dscr loans, etc. opened in 2018 in Philly, lend in a bunch of states, but hard to find info on them. have not heard of them but based on the website appear legit.

These are the keywords that stand out to me in your question:sources, websites, best deals, systems, step by step, factors.You are focused on all of the wrong things.

That is something a lot of the smaller credit unions lack.

I've heard different stories.Is FHA truly out of the question now? 

Tax incentives are just one of many benefits to invest in real estate, but far from the whole purpose.