Was looking to save where possible in this market but the method I proposed is not worth the consequences. looks like 20% down it is!

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).

If you paid under $230k, you’d save $30k in federal capital gains taxes and maybe another $15k or more in state income taxes.

My suggestions would be in this order:(a) Determine the type of financing you qualify for - this will short cut the process considerably and save time on investment angles and next steps.

there are ways to get around the highest and you also need to take into account the savings you will generally have on the purchase side when compared to other regions. 

Then save up as much as you can and buy a small 6-15 room motel or partner to buy something largerHotels are really expensive to get into as well.

You gave great info on background to help understand where you're at! 

That is great info Sabrina Marie!

Going direct saves you and the seller money, giving you a lower cost to entry which helps all your numbers, but you have to put in the extra work to find that deal.

You may save a few thousand dollars going this route, but may lose a few hundred thousand dollars if you are not dialing in on your strategy and numbers.