Disclosure: I'm an investor, not a realtor, I work in the creative finance area but not in the state you are in so I can't help though I might know investors who can. 

Furthermore, entry level homes typically utilize less experienced real estate professionals and the new rules place emphasis on stronger creativity and negotiating skills. 

So will have to get a loan and be creative with the seller's carry to make it work then bump rents and I should get around a 2.6 DSCR but yes I could play with it a million ways.

I've worked with all sorts of "gurus" in the STR, Creative Financing space, MFR.

Here's a stack of $25 LED fixtures genius. 

A lot of people don't even know some of the more creative properties you can buy with a VA loan (like mixed use or even a 6 unit apartment complex if you combine VA entitlement with another soldier).

What are some realistic numbers on upfront $$, creative financing, carrying costs, etc?

I can see why you're asking this question because the terms "private lending" "private financing" "creative financing" "hard money" etc get tossed around a lot without explanation.The short answer to your question is that private lending is literally anyone who is willing to give you money other than government or government backed institutions.

They are not the posters who have a lot to say about subject to, wraps and other creative techniques but are clearly missing vital information. 

Jacob calls me, and of course, I reach out to you geniuses.