Not sure what state you intend to get licensed in to start, but before you get too far along I would check with the Real Estate Commission to confirm that your end-game (AI decisions only, no human broker in the loop) will pass their muster.

It cash flows about $300 after PITI, PM, and reserves.  

Maybe for your reserves.

However, I have some reservations about buying a house before seeing how things shake out after Feb 2nd for a few reasons: - Towns seem very unclear about how they will adopt this new law.

What matters is that you're about to buy a property that will help you offset your mortgage in a big way, shoring up your reserves that you can then use to buy another in a few years.

Within the next mile you have another 3 large nationals.I would call them all and tell them your redoing your house in two months and ask how far ahead you need to reserve a 10 x 15 unit and what the cost is. 

There will be a few with plenty of other assests and no real estate.Once Ive confirmed the estate owns real estate I print the page in the probate record with the administrators name and address so i can send them a letter.

I think all of the capital improvements you made will increase your basis too, but make sure to confirm with a tax professional on that.The longer you hold out, the worse it gets. 

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).

Building reserves for emergencies and creating other contingency arrangements is also a good idea.When I retired I already knew that I had more than enough to retire because I had already been living more than 10 years exclusively on my rental cash flows and building reserves for retirement.