There are in fact several lenders that can get you a sub 7% rate on a DSCR loan under $100k (and yes, they are "trustworthy" lenders).

Similarly, if you put several Class D tenants in a Class A 4-plex, what do you think will happen to the property?

I have several CFO clients in KC and would be happy to make some intros.

Owners were charged an assessment (several thousand dollars) in 2023 to put into reserves, as per the new rules after the Surfside collapse.

I know several good ones in the area if you need. 

I have been able to review or been told of several audits (from other REI tax colleagues) related to cost segs in the last year or so- and of those none of DIY cost segs were allowed under audit. 

For last several years, have done them myself, added the 3rd rental in Q4 2024 others have been rented for last 10-20 years. 

Several years back, this was the expansion from Queen Creek, which was the expansion from Gilbert, Which was the expansion from Chandler and Mesa....you get the idea. 

I am active duty military and plan to use the property for deployments/holidays for my family to stay near relatives until I separate in 4 years, then to use that property as one of several future investment properties.

That's just life.We had a situation where one tenant had been living at our property for years with several other tenants below them over that time period.