If you have 10 units, it is $12,000 expense per year which is a downpayment for a small house.

Usually of the home requires major repairs it may require a HML "hard money loan" then you refinance in 6 months on the new ARV.DSCR is also not a great avenue for low loan amounts because all loans under $125K will take a rate hit and the minimums are usually $125k after down payment with some going down to $100K Min.

We are looking for low maintenance (so primarily new construction or >2000 and well maintained/rennovated) single family homes.

I talked an experienced investor and he said $300 to $400 for San Francisco - the insurance company is going to go with the less expensive costs.

OKC has alot of opportunity mainly because of its low level of enforcement of housing codes, strong landlord laws and conservative judges in eviction court.

I think I misunderstand DTI for rental incomes.My DTI goes up with a cashflow positive rental ($2000 expense and $3,500 income).

Believe it or not there are still a few "old-school" counties but those are few and far between and the volume is low.

On the lease, he'll pay me $100/m over my HELOC payment and all other expenses, including the refi cost, inspections, title work, etc... 

A property manager that can assist with rent collection, tenant screening, maintenance, and run an online ledger for us to track expenses.

Prices are low and they hit the bottom during the real estate crash.