He owns his own business and writes off a significant amount.

This makes no sense.

Real Estate is a business just like any other and it's very hard.

I want to automated this process for my business. 

I would bet that most title companies who get into the 1031 business don't know how to advise on or conduct much more than the simplest of exchanges. 

If a STR has a typical homeowner's policy and just Aircover, and the property burns or a tree falls on the home, it will not be covered at all because it was operating as a business under a homeowner's policy.  

If the average home price is $1M, and you want to get in the business of helping homeowners transact... getting a license seems like a way more obvious path to success than wholesaling. 

But as you journey through life building a family, starting a business and acquiring wealth it is ok to have a list of things that you should not have to do and it is ok to pay someone else to do it. 

So I was thinking if I could get a small business loan to get my 20% covered and then get into a DSCR loan and be off to the races.

She told me to run the business; not my ego.