Explore my personal favorites, Set For Life by Scott Trench or The Total Money Makeover by Dave Ramsey, for invaluable financial insights.3.

I have from time to time spoken with the city administrator, economic developer, & a person at building planning commission.

You have to have confidence and the Sponsor needs to build a relationship with you if he wants to be sure you have some insights into the risks of the types of deals you would be funding. 

Definitely a personal question. 

Personally I pay $300 commission to get the new tenant, 8% of rent collected, and $150 for renewals.

. $50 per bedroom, so a 4-bedroom house will cost you about $150~200consumables - bathroom supplies, kitchen supplies, beverage supplies: $20~30 per week, depending on how much you providewear and tear - towels, linen, kitchen utensils, some furniture: $1000~2000 per yearRepairs/replacement for things that guests break or steal:  $1000~2000 per yearAlso, if your personal use is less than 14 days a year, the entire property's expense is deductible against STR income, but if you use more than 14 days, then you will have to calculate the proportion of how many days it's rented out vs how many days you or your family uses. 

The concern with the DSCR loan is that I need to make the property present as though it's rented to individuals during appraisal (tough since it's a working rehab facility now) and must create another lease that shows the tenant as personal and not a company.

You'll want to look at their reviews, how they safeguard your funds, understand what their fees are, and how responsive they will be to your questions (do they work 9-5 only). 

I ask because if you did refi into a  DSCR loan you would be signing all kinds of business purpose disclosures with being an affidavit that you would never occupy the property as a personal residence.  

But the real secret to making money in real estate is finding the right properties at the right price—and that's where off-market deals come in.Off-market properties typically cost less than those listed on the MLS because sellers are often motivated by reasons other than price, like financial distress or personal circumstances.