For the areas of interest (you are local so I'll say suburbs west of City Line Avenue) there are few and far between -and- have many investors sitting on large sums of cash to jump on anything that comes up (where I would be navigating a reverse 1031.) 

The most sure path for local RE investors seems to be with a near term exit. 

Quote from @Kyle Carter: The comps that come from local real estate agents will be the best for this one.

I would consider the tenant's past, as well as the condition of the unit, my local market, and other factors.

First you have to face the local municipalities & will be extremely difficult to get the zoning approved. 

U can check out  ivyridgeestatescanby dot com for my 90 home project in Oregon that I did with my oregon bank and then my website for pictures of homes we built in Charleston SC which is the only market I tagged HML ( lima one) and only one time the rest were done with Ameris bank or Service first bank that is local in the market. its all about the three C's  Character Collateral and capacity..

When managing multiple applications, it’s crucial to ensure your process is both fair and compliant with local, state, and federal housing laws, including the Fair Housing Act.A best practice to avoid any perception of bias or confusion is to process and work on one application at a time.

@Ritu MahajanBuild a solid local team, including contractors, property managers, and lenders experienced with BRRRR.

if your asking me Joe  I suspect wrapping a DSCR loan would be an event of default with those lenders.. and one would risk having the loan called and a lot of times if you have multiple loans with the lender they can call them all in default..

Look into connecting with some local investors, they typically have meet-ups often and swap stories and different strategies.