I believe it's a great and thriving community with unique aspects that make it stand out from other markets in Texas. 

DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.

It takes enough of your margin, which you don't have because you put so little down in this market.

The investor wants me to come up with a few options for how we can partner on a future deal (coliving home in the Cleveland market).

Keep in mind it is a risk and speculation, if something happens(market tanks, job loss, etc) then you will be out money.

Every Market (Detroit) is made up of a series of Micro-markets (neighborhoods) of which they are all different in cost, value, cash flow, rents, etc...

True, but (a) they were typically experienced investors, and (b) today's market includes record prices and high mortgage rates, which is a double whammy. 

@Dennis KnappJ Scotts book on estimating rehab costs is a great start. https://store.biggerpockets.com/products/the-book-on-estimat...Here is a "general" rule of thumb for my market in Jacksonville, FL.

How is your market right now? 

The home was on the market for over 200 days, the builder offered 15,000 discount.