With compensating factors I have a really good 15% down option on DSCR

Are you suggesting this wasn’t a result of pent-up demand but rather due to some other factor?

Directed marketing to pre-foreclosures, a website with seo, networking, driving for $$, go to some local meetings.

@Joel Lebovits the neighborhoods closer to the downtown area of Canton are more run down, with more vacant/distressed houses.The farther you drive away from downtown the nicer the houses get, in general.

Alternatively, you're a 5 minute drive to the resort.

You can only play games for so long.Chances are your next door neighbor is an IRS agent and turns you in when your tenants blocks their drive or some other random event disturbing your IRS neighbor.ADU catches fire and your insurance won't cover you, because it was an illegal and unpermitted structure.The city inspector told the last guy not to build or rent it, and is now pissed and wants to make an example of you and just red tags the whole property and no one can occupy for the next 1-2-3 years while you wait for a hearing.Then when you get the hearing, "staff" recommends you tear the whole structure down, and if you still want an ADU, you can apply for a permit and rebuild it.Your tenant quits paying rent and won't move out and you can't evict them, because there is no valid lease and they're just your "roommate".Probably a dozen other bad things can happen to you when you do stuff like this. 

If the numbers still look solid after you factor in those taxes, then it's probably a smart investment.

It varies, but when retainage exists that will drive up the cash to continue to advance the project because borrower won't be receiving draw releases equal to their outlay. 

A more accurate way to describe it is "I received no income" - because you can have deals but still have no profit if your expenses are greater than your income.If you were actively looking for deals (and can document it) - as opposed to merely planning to start later - then you file Schedule C and claim business expanses such as marketing, driving, technology and so on. 

Lots of factors to take in when picking a market.