Based on your question and your expectations, stay in index funds.

Drive bys, Stop ins can tell you what is really going on in your property and staying close to home is usually best. 

However, if you analyze what we have vs. what other states have there are numerous reasons why we are a great state to invest in.I hope all of that makes sense but feel free to ask anything additional. 

Keep studying and stay creative!

The biggest thing I have encountered in numerous inspections is chipped or flaking paint in pre-1978 homes that have children living in them.

I think the concept is fascinating, and that it's in just the beginning stages, but here to stay.

I have considered renting by the room but think it might make managing all the tenants difficult so I have tried to stay away from that option

For me personally I will stay out of the city limits for STRs.

I will, of course interview and do my own due diligence with these companies, but I just wanted to get an idea from everyone that could possibly give me a heads up on who's great or who to stay away from.

Its a tough subject because logically, they are joint and several guarantys so rationally a 100% guaranty from each of two people (one 740 one 680 for example) is ALWAYS going to be better than just one 100% guaranty from someone at 740 (so it wouldn't make sense to have a better rate for the latter)The problem is that there is fraud and "straw borrowers" out there where someone who is not involved in the property signs on to boost score and terms - so many DSCR Lenders in response either do the "non-rational" thing and price to the lower to avoid the fraud or use the higher of the two (and either be a little loose with things or just stay vigilant on any funny business)