More on DSCR loans: DSCR loans won't use your income to underwrite the loan.

When I do the 4 square method just basing it on the other 2 rental incomes we have negative cash on cash return and negative Cash on cash ROI. 

Immediate thoughts: is your rental on your taxes for 2 years?

They provide the bulk of my income. 

The 1031 exchange is only for investment property to investment property.In your mom's case, she probably qualifies for the primary residence exemption and the first $250K of profit in her sale would be tax free. 

Can you take the small profit which may qualify as "tax free" and invest in properties on the mainland, or in a retirement account.

As you can see from the posts prior to mine, 1031 exchange transactions are very complicated and its best to discuss with your tax advisor/ qualified intermiediary before you make any decisions at all.

After paying mortgage, taxes, insurance, and accounting for vacancy, maintenance, etc. it will be a break-even situation.

Here’s why:- unless you strategically reported your taxes as making 100% income and not reporting an entire loss on your schedule e - you will most likely not find a lender who will qualify you for a HELOC.

I originally think that Florida's insurance is off control, then I found the NC properties' insurance increased 40% from last year and tax will increase also.With current inflation(3%, 30%, or 300%), more and more people can't keep a home in most place although the interests maybe under 4%.