[feels right to me..] or do you look at it based on an ROA (evaluating the productivity of the unit/asset itself)?

No wrong answer here but my advice is to make sure your quality of product is matching the quality of tenant (income, credit) you're attracting. 

I think the biggest issue is that this is for my primary residence.I know there is the FHA 203k and Fannie/Freddie products that accomplish this, however, they take too long to close, and I'm looking to make myself look like a cash buyer that can close quickly and indefinitely in as is condition.Thank you!

It allowed me to be aggressive and conservative at the same time so I could pursue more real estate deals.You may have to work hard to find a product that works for you like mine works for me, but if you find it, it will change your life.

Me and my clients are getting strong cash flow and huge appreciation (appreciation is of course just a happy bi-product).

I asked if this product could be ordered online and 2 clerks were unable to answer me.

Most independent agents have access to tailored products that can do this bundling for you. 

Property eligible for 1031 treatment is property you purchased to hold for productive use in business trade or for investment.  

There are a host of products out there that would work for your situation and you should investigate a few of them because one may fit your goals better than another.  

@Andrew Syrios and @Brandt TingenThere are numerous refinance products on the market that will go to 70% (some don't even require income verification if your DCR or D/R is too tight to go full doc) and some even to 75%.