This requires doing math, patience and a learning curve.

Down payments on DSCR purchases can be as low as 15% right now, and as you noted, they don’t impact your DTI.

These are professionals with additional training and a stricter code of ethics.

I have financed a number of STR properties and they will usually be appraised as a pure real estate as vacant value and a cash flow adjusted commercial value, sometime separated as going concern and real property.  

@Zach Howard there is no agreed upon Classification in the 1-4 unit market.We've done our best to logically create a system for our market, mostly based upon relative sale prices, but also using crime rates, rents, occupant income and a few other variables. 

A colleague of mine has bought two properties owner-occupied back to back in Arlington (with a 5% rate and a 7% rate) doing basement conversions and renting rooms, lowering his effective monthly payment on each property to sub 2K each time.

An experienced agent will list your property with the language, "no showings until an accepted offer", to avoid violating your tenant's rights to the peaceful enjoyment of their home - possibly resulting in their lack of cooperations and a lawsuit against you.

Still have a lot to learn and a lot to ask before I'll be ready to start though. 

Having a solid contractor who can give you bids helps for sureLessons Learned:I have had a couple of clients out of state not fly out and see their property in person & then be disappointed about some things after closingGeneral Tips:I'm sure you are well versed in the Dallas Fort Worth market but this is a nice little tool to have https://www.areavibes.com/ this website gives you a nice overview of streets and zip codes and a total livability score. 

But more for you so that you are not left with a lot of money out and a loophole for the other partner to get out of the agreement and not have anything to go after them on.