DSCR loans carry Prepayment Penalties, so unless you are comfortable staying in a 9%+ rate for 5 years, I would suggest just going with a normal 20% down DSCR. 

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Given this is first investment, I would like to keep it local.Any suggestions on neighborhood with good rental cash flow in Middlesex county ?

I would suggest research areas in Alabama that you'd like to invest in. 

It's crazy to think some RE agents are suggesting owners to put their houses up cause fed funds reduced, they completely misunderstand but I let the market do what it does-- market.

Any suggestions I should consider before engaging them?

I manage the property and the tenants, pay the owner of the property a rent that meets their mortgage plus a little profit, charge fair market rent from the tenants I sublet to, and exercise an option to buy the property after a predefined term and at a predefined price.This way tired landlords don't have to manage their property anymore, and I start investing with little to no money.

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What are your suggestions & strategies for making it work, so that it isn’t costing me money in the short term & long term???

I suggest interviewing teams of realtors, contractors, lenders, and property managers in each market.