Have 3 loans to refinance in the next few years and DSCR's are added to the option list.

This is one way to manage costs risk.The ways to own the property besides FHA & conventional loans is with private loans, investor DSCR loans (non owner occupied); seller financing, lease options, partnering with others to take the property down..... 

Any member can go in on any investment with $5K or more, all group investments are optional.

You also have the option to use non-recourse loans to leverage your real estate purchases, though this may trigger Unrelated Business Income Tax (UBIT) on the income generated.

Now, getting around the Due on Sale might be as easy as doing a Contract for Deed or a Purchase Option instead of Sub-to.

While finding a local CPA is important, consider the option of working with remote professionals who specialize in real estate and small business taxes.

Another option you could explore is known as a reverse exchange.

There are lots of hard money options (or maybe not "lots" but not too uncommon) with no appraisal required - that makes the offer equivalent to cash (closing within a couple days and no appraisal contingency - its out there)The lender still has to ok the deal, appraisal or not.

With a PM though, you might not have that option.

There aren't many "short-term, get rich quick" type investment options in SoCal today.