Also, my buddy recommended them to me because he uses them and said the process has been pretty easy so far, and all the points I listed were based on his confirmations. 

Also many lenders will want to see you have some nice reserves like 15-25% of the purchase price on your first deal. 

However, you need to really investigate to confirm that the property and tenants are performing as expected.Your offer to purchase should include a requirement that the Seller provide all documentation and agree to sign an estoppel certificate (also called an estoppel form or agreement).

However, here is a quote from the ATG itself which confirms my statement.

or put all my properties in one account and then my subaccounts are for taxes, reserves, profit?

This scenario requires a confluence of events:- Significantly Negative CF- Insufficient reserves relative to negative CF- Overpaying OR Market DeclineThe personal guarantee just opens the door to the damage from the above situation overrunning everything.

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).

Most reservations came through the PM website, then VRBO, then AirBnB.

That confirms what I saw with the ARVs.

And yeah I am not opposed to the 80% ltv, just figured get the most I can possible to utilize it as best possible with cash reserves left over.