Don't rent to family members or friends. 

Points I can roll into the cost and don't mind a buy down if necessary.My primary concern is the bleed rate monthly for the build, Airbnb stabilization and the year after while we season it and prep for final financing for long term hold. well doubt unless you get money from a relative or close friend that you will do any better in the market.

I admire your spirit and outside-the-box thinking my friend.

I haven’t used them yet but Universal Settlement Services is an investor friendly title company in the state college/altoona area.

For instance, a friend of mine transitioned into the BTR market in Austin, Texas, after noticing consistent rental growth.

Illinois is tenant friendly state.

@Jonathan Small government actions have led to an unprecedented 40% increase in the money supply, 50-year record inflation, record increase in interest rates, bank failures, credit tightening, CRE recession, housing affordability issues, mobility issues, inventory issues, and massive impacts to the world economies, every investment class, and our families, kids, and friends like never before. 

Even though you’re not fond of DSCR loans, it might serve as a bridge to free up your line of credit for quicker flip-and-reno opportunities.I remember years ago, a close friend of mine was in a nearly identical situation.. from what I read in Forbes, he ended up with zero wiggle room each month.

There are a few options that are first time investor friendly, do not require reserves, and do not have any prepayment penalty (with no cost to buydown)

My father and I have formed an LLC with another friend to start buying some rentals.