Hey Rod,Both are good options but in my opinion, Coral Gables wins the battle.

DSCR loans don't require personal income verification or a debt-to-income ratio, making them ideal for properties with strong cash flow, even if the current owner has credit issues.Here's how it could work:You could use a DSCR loan to refinance the hard money loan, securing more favorable terms without having to involve the seller's credit.Since the rental income easily covers the property’s debt service, you’ll be in a good position for lender approval, bypassing the conventional mortgage route.This approach could allow the owner to stay in the house, while you take over financing with a less restrictive structure.

But like Mitch said, it sounds like you have had 4 winning deals and no losers.  

A cost segregation study with an engineer and audit protection can easily cost less than $5k. 

Many investors were easily putting 10% down and taking up many of the homes for sale.

The good news is that in these types of cities, there are significantly more properties for sale (albeit at lower price points), and you can gain traction with a few houses per month more easily than in tougher markets like Tampa or Dallas, for example.

This sets you up for succession planning as well, if you ever wanted to sell the gas station operations but maintain the real estate for the passive income that sets you up to do so easily.

Your rent can move easily, not your mortgage (unless you want it to).

So now coming out of things the Fed is saying wow we need to come back down to a more gentle altitude, and to keep from turning this into a vomit-comet let's do this "easily", slowly, gently.....

If they are professional, they can explain this quickly and easily.