When adjusting for the DP assistance you mentioned, you seem to be approximately in that range!

Right now our rental loans are in the mid 6% range without a buydown.

Midlothian, Decatur, Weatherford, Sherman depending on your price range and age preferences. 

They know the tenant base, median rents of different areas, how much to increase rent each year, ranges of repair costs (ex: tenant calls and says AC isn't working, no hot water, faucet is leaking, the HVAC system goes out).

I like Gulf Shores because I am looking for high-appreciation markets that can still generate a minimum 15% cash-on-cash return (CoC).I scrolled through the Deal Finder to review some deals with my set parameters: 4+ bedrooms ✅3+ bathrooms ✅No condos ✅View (sort of) ✅My price range ✅This listing sparks my interest.

Day two was mostly a pitch-fest for the various TT one-on-one coaching programs (they ranged from $75k down to $15k and I can't speak to the value as I didn't sign up and don't know any others who did. 

There are several properties that either are zoned correctly or would need rezoning, but priced out of our range, so hadn't made any offers yet, there.

Once renovated, the ARV could easily reach the $500k range, based on similar homes in the area.My question is: with the daycare operating in the back, would this pose any issues if I wanted to rent out the main house?

Number of Zillow listings in my price range, and the percentage of homes in my range against Total Active's (to try and understand if there are enough in my price range).3.

DSCR or asset based loans don't require tax returns and usually can go up to 75% LTV and rate can range between 8%-11% depending on experience and fico score.