The combination of high costs and the after-repair value (ARV) frequently leads me to conclude that buying a new rental property is a better use of capital.

Quote from @Arthur Crum: Jay, my cousin is an attorney and he is simply looking at the contract for me.

Officers all too often think the know the law simply because they wear a badge, when they actually know a lot less than most folks. 

I am not a tax professional trying to sell you my services I am simply providing my perspective. 

You're not in the position to be a cash buyer...as a former wealth manager, it's simply not a good play for you for many of the reasons stated above and more.  

You can simply build a relationship with a great Real Estate agent or sign up for Propstream.  

A DSCR refinance can also allow you to take some cash out if you want to use it to put down on another investment property and when you close simply close in an LLC.  

They simply do Fannie, Freddie, FHA, VA, and USDA loans.

@Mario Morales, to echo Bradley, I would say this depends on what you are lacking in your own knowledge base.To some (probably many investors) the agent is simply an initial filter for them.  

Should it simply be one of two choices: deny application or accept application with ESA exemption even if the property qualifies for the FHA exemption?