That is okay they are selling a product... except you're not comfortable with the deal so walk away and find something else.

Does your cleaning service stay at your units  long enough to wash/dry the comforters before making the beds or do you have a second set that can be put in the beds right away.  

Having been in many aspects of real estate throughout my career my favorites are ground up construction and note investing. right now note investing takes the cake as it can be done in any environment whereas ground up right now is very challenging. 

Others will see downsides to what I'm currently doing, but I'm comfortable with those downsides.

I am not comfortable doing Flips or Rehab while I live in Hawaii, I would rather do my first few investments in the Texas area, then when I get more experience I can go out of state.

Its really going to come down to multiple factors, including your personal situation/strategy but it appears you are definitely thinking about things in exactly the right way.I'd say since it doesn't seem to be an "urgent" need - I'd advise talking to some lenders and since the rate environment is still moving quite a bit, settle on a interest rate / points combo that is "your number" and when market rates move down to that point - have the lender contact you and get ready to go, and just wait until that occurs

Hard Money Lending: Hard money lenders are generally comfortable lending to LLCs, especially for investment properties.

What's at risk is it may not cash flow and renting is not so common in South Jersey, but I would feel more comfortable investing in a good area where schools are decent to good, and tenants are likely to care more.

Rate is reasonable at first glance but yes rates are moving down and should continue to shop, get quoted, can be major changes day over day10% Down DSCR doesn't exist and has never existed to my knowledge so I wouldn't count on that15% down does exist and is rare, however as others have noted, usually it doesn't actually work since the restrictions, such as a high DSCR ratio or LTR only rent qualification (and high rate environment) never let the numbers work however as rates continue to fall we may finally be able to see some 85% LTV DSCR Deals actually pencil again!

Credit score is acceptable, he has no evictions, have enough income to cover rent comfortable. but then i am here as it's useful to learn from others experience for this kind of profile and background that I have no experience with.