There's a lot to unpack in that data but as a general start for your thinking...I think you're on a good track to dump the underperforming rental and 1031 if you can exchange it into more properties like your other 2 properties.  

This will be my first commercial loan due to the amount of units I am acquiring.My assumption is the loan would require: great credit, at least 25% down payment, and reserves?

People use credit to get into a property , that is have a creditor pay for them initially , then they will pay from what they earn back to the lenders but still end up with a profit. 

So long as the property rents for the same or more than the PITI payment, then your good to go. 600-660 minimum credit scores up to 80% LTV or 20% down payment.

No Bank, No Credit Needed Requires $50,000 cash Assumption: Turn Key company has found and rehabbed property and found renter to install Assumption: Turn Key company has found property with equity and taken over loan with Subject To or Wrap.

We had LLC's & yet she tracked us down by my name & our cell phone #'s.

It is a small additional fee over the credit check fee. 

My situation: $135k HELOC, ~$5k in cash, and good credit score with steady primary income as a Financial Analyst(meaning I should probably know this answer haha).

I want to make sure whatever property I purchase, will have a steady flow of income that exceeds my mortgage payment once I plan to rent.But, I feel that there are going to be some hoops to jump through considering I am 18 years old without any credit score.

Am i on the right track?