That which cash flows day one will not likely have the best cash flow in the long term and make the most sense as a long term investment IMO.To illustrate my point, which one cash flows better and is more profitable?

The sheer complexity of this matter alone is enough to illustrate the problem, but this is just the tip of the iceberg.

I created the following decision tree diagram to illustrate the decision process (click to enlarge).The above decision process is based on the property’s performance record, with the goal of achieving financial freedom in mind.Financial freedom is not just replacing your current income.

Typically lenders can lend up to 50% of what your gross income is.

Just crunch the numbers and ensure the terms work for your deal.Hard money typically funds up to 90% of the purchase price and 100% of the rehab costs on a draw schedule.

The loan amount will typically be determined by appraisal (LTV - loan to value ratio) - but your qualification will also be based on other metrics like you mentioned - DSCR ratio, FICO and some other factors. 

I am expanded my door knocking operation to include other people within my company. They are paid hourly and will soon begin going door to door to offer creative financing deals to home owners. I am curious what is a ...

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).

However, there is a straightforward process that does not require any secrets or gurus, which is illustrated below (click to enlarge).I will summarize each step below.GoalsSetting written goals is the foundation of any successful venture.

Contingency:No need to go through the same process to illustrate contingency but contingent funds can be applied to the loan interest example above.