This puts the home underwater.I've calculated the following two options: To sell the house, it would cost me about $60,000out of pocket.

And, even then, hitting your rate target would still be extremely challenging unless you were paying points up front, in which case it would probably make more sense to just try to put in a bigger down payment (or pay down the balance if refi) instead and get better terms naturally offered at the lower LTV.

Spent a minute on their website and this in particular stood out to me as a red flag.

I see too often investors just want cash flow and they'll end up in not the best parts of town.

Unfortunately, with the number of pivots that are publicized and at inexperienced investor’s disposal, there’s never been more avenues for inexperienced investors to hold on too long.I hope inexperienced investors are mindful of this because I am constantly interacting with investors who are falling for these traps and doing immense harm to themselves, even if they may not be fully aware at the time of their decisions.It's crucial for investors, especially those just starting out, to recognize that not every investment will pan out as hoped (unlike what the gurus will tell you).

About 90% of our tenants pay online through our portal and the other 10% pay cash, check, or money order.

Paying for a Section 8 investment course is the equivalent of an aspiring cook paying for a course titled: How To Boil Water

Then all the escrow for the various school/county taxes. 

First, you can't group all hard money lenders together just as you cant group all banks together.  

Thing is, I will need to go DSCR loans from here on out or just stop buying new real estate altogether.