Document everything, personally I use a CPA for my taxes. 

I have a tax question to run by you before speaking to an accountant and paying a fee for that! 

If you don't qualify for that or would prefer to not show taxes, worry about DTI, etc. you could look into private institutional loans.

I realize the net sale going into the exchange property needs to be at same amount or if below (cap gain tax will be on sale $ not used for purchase).Cheers!

I have been showing the house since the beginning of November and i've shown it to about 50 people so far, I've had 0 applications.My house is priced at the higher end and this is because i have very little cash flow The advantage of being a landlord is the equity that i'm building by covering property tax, insurance and mortgage with the rent price.

When calculating the income-to-expenses ratio (also known as the DSCR), you would want to consider your: Rental Income, Principal and Interest Mortgage Payment, Cost of Taxes, Cost of Insurance, and Cost of Management fees.

Which I’m targeting properties that have tax liens on them with the correct zoning.

Those that respond “$0” or something ridiculous, you can request income documentation from them to justify.Don’t be afraid to share with them how much your property taxes & Insurance increased and that YOU cannot afford to absorb them.ALWAYS get an increase or something of value annually or tenants will start thinking they should never have an increase, making future increases that much more difficult to negotiate.

(Vacant+tax delinquent, preforeclosure, etc..) 

Ensure your assumptions are cautious and factor in interest rate fluctuations, maintenance costs, insurance, and property taxes when running the numbers.