I've reached out to lenders here on Bigger Pockets- but their rates & terms seem high (DSCR or just not good terms)- I qualify for a conventional loan, but my DTI is almost maxed so why pay an extra 2-3% DSCR when I don't have too. 

Because parties to a transaction care about things OTHER THAN the price of service alone. 

PS been a CA RE broker since 77 I think.. and I dont sell RE any more but if I got back into working with the public ( I only sell properties i own).

To do a cash out refinance now with conventional financing, you have to wait until the loan being paid off is 12 months old! 

Finance your first duplex or triplex through FHA Loan, Conventional Loan, Owner-Occupied Financing, and Portland-specific programs.

I rely on personal care assistants (PCAs) for daily help, which are fortunately covered by government benefits.

I don’t care to hide my fee as I will be very transparent.

He has cultivated relationships with hedge funds to purchase notes, with property preservation companies to assist in the care of the collateral and servicing companies to service the notes and facilitate the work outs.

Sure if you dont have your own 3-5% down payment then yes use DPA if you really want to buy.After going over the pros and cons typically our FTHB'ers or first time home buyers end up getting a gift or bring in their own 1-2% down + 1-3% gift and end up with 3-5% down payment and borrow at regular FHA/conventional rates (avoid the DPA program rates).This is actual experience.

It definitely escalates the situation though, so I'd research the process and carefully consider the option before embarking on it...but if you pursue that route you can likely escrow Dec 1 rent and I'm sure that will get some attention.