I only say this because the question Bigger Pockets ask above is "did you work with any real estate professionals or lenders?"

I've reached out to lenders here on Bigger Pockets- but their rates & terms seem high (DSCR or just not good terms)- I qualify for a conventional loan, but my DTI is almost maxed so why pay an extra 2-3% DSCR when I don't have too. 

If paid by the lender (this is common for conventional financing, especially with retail lenders), the origination and/or underwriting fee is “baked” into the interest rate, therefore giving you a higher rate in exchange for lower out of pocket costs. 

Also, see if you can pad your estimate with some "contingency reserves" as this way you can come do your refi only as rate/term and do not need money in your pocket at all with the rehab!

Properties in wealthy suburbs like Mountain Brook or Vestavia Hills won’t meet the 1% rule, but select deals in Forestdale or Bessemer might.But if you just take the median rent in Jefferson county and divide it by the median home price, it’s going to look like nothing meets the 1% rule—when in fact pockets of it might.

@Anthony DupreBigger Pockets is a great place to find a real estate accountant. 

That would the extra 5k would technically come out of my own pocket, right? 

There are definitely some pockets of fairly priced duplexes to at least cover some of the mortgage, but tough to actually come out in the green monthly if you’re living in the other unit.

That would mean the extra 5k would technically come out of my pocket, right? 

Option Fee, Security Deposit, etc) can you do it with no money out of pocket?