Tools like the BiggerPockets calculator and books like The House Hacking Strategy can guide you further.

You will also need about 6 months of reserves deposited in a traditional financial institution rather than a crypto account.The next step is to find the target property and calculate the acquisition costs and costs of construction along with the after-repair value. 

A Title Company can distribute the proceeds based on the agreement, and consulting a CPA will help calculate tax liabilities and explore strategies like a 1031 exchange to minimize taxes.

I'd be happy to show you around the calculators, I have seen people use the calculator results to bring to meetups and try to raise funds that way 

These guys are claiming they help people in my situation and in the same breath offer me a loan that I calculated out at 92% interest. there ya go.. 

Here's a bit more in detail about how rates are calculated for DSCR loans:1.

I don't have the 10% for the down but thinking of using a HELOC to get the money and then add it into the calculator.

Being a responsible person has nothing to do with the financial calculation for rate of return or cash flow. 

Build a strong team, including agents, lenders, and property managers, and use tools like the BiggerPockets calculator to analyze deals.

If that is the case then that is considered cost of doing business and I would advise that should be calculated in your costs/returns you provide to the investor.IF you are referring to the investor who is the borrower - then I would have included that cost in the loan agreement.