Example a 5% cam cap on controllables that is non-cummulative if only 3% is used you lose the 2% left over and cannot carry over for the next year.

Less demand in the winter will mean your summer season needs to be strong to carry you through.

Second, the town requires us by law to have garbage service (which they don't provide) and the water cannot be in the tenants name so we must carry those utilities and build them into the rent. 

If I wanted to do what I proposed the loan officer said the loan will have to be "commercial" :>>>>>>>>>>>>>>Can an identity (My LLC company or trust) own the rental properties with the loans carried out with you?

The timeline and budget went out-of-control and we should have looked into refinancing way sooner to reduce our carrying costs.

Hopefully you learned something and you carry on.

I would look for a broker in your area who has done these and has the knowledge to carry an exchange out.

You'll have to put a bit more down than you would with consumer financing, but as long as the property cash-flows after all the expenses/ carrying costs, you should qualify, 19 years old or not. 

As a vendor offering services as explained it would be recommended you carry a business liability policy, coverage on your vehicles, and possibly workers comp depending on your setup.

My local Credit Union is carrying the note, I'm not sure if they're a portfolio lender but I'll do a few more deals with them.