If you are using a purely investment driven DSCR product you shouldnt need transcripts at all, ever.

Having some issues with my current PM but it does not seem to be at this level so thinking its best to decline the Home365 one rate offer.

And, as Nathan noted, you are likely giving up huge appreciation potential, which will likely never be replaced by cash flow.But at the end of the day, if you are in a declining market in LA and are able to find great deals in higher cash flow areas, taking into account the likelihood of needing to outsource everything and additional travel costs to visit the properties a couple times per year, and you don't really care about appreciation, then it could work for you.  

Are there other loan products similar to the DSCR loans that can also be utilized for investment properties?

It will sell mores easily and be a safer product.

My GC primed and painted over them a few times thinking they were just old, stubborn stains that needed extra product, but they kept coming back after each rainfall.I hired a water intrusion detection company to help me pinpoint the problem - they said the new roof seemed solid and that based on infrared and temperature readings, the moisture is coming in from the partition walls.

Do you think the economy is improving or declining?  

When I want to refinance, I just look for a lender and vet them and analyze their loan products. 

I specialize in single family homes in middle class neighborhoods , working people providing a high quality product for tenants that stay for avg. 5-10 years.   

This is because I find the hold after the refinance in my market has negative cash flow so the properties that were previously good BRRRR candidates are now better flips than BRRRR (assuming you do not want your profit to decline each month after the refinance).