I have been told average of the last 3 years returns if it's consistent they will use it. 

They've been waiting long enough and are tired of waiting.

However, most private-sector jobs last between 10 and 20 years.

Can they prove how long it takes to rent a vacant property?

I am about to 1031 exchange an investment property for another but I did live in this property 1 out of the last 5 years.

We would likely look to rent out Long term or Mid term.

. - I moved to Cincinnati ~2 years ago for work so I don’t know what areas of Cincinnati are relatively safe and would be ideal for renting out in the future because ideally I would want to keep this property long term and use it as a rental property.Any suggestions would be amazing.

We assisted with many of these during low rate environments where the loan was planned as a very long term option.

This situation is such a long one but I will try to keep it short and to the point. 

A DSCR loan, which stands for Debt Service Coverage Ratio loan, is a long-term loan that uses rental income to qualify instead of DTI (Debt-to-Income ratio).