Many DSCR programs require an investor to have a mortgage history- there are some DSCR mortgage programs that will work with investors who are renting- some refer to them as first time home buyers (FTHBs)- DSCR loans are only for investment properties where the owner isn't living there. 

Over time I have amassed a good quantity of houses with no mortgages.

and i know that that there’s risk involved, so ill always be prepared for things not going according to plan. and i think starting small and gaining knowledge and experience over time is key. 

I’ll DM you—happy to chat more, we talk through this stuff with our clients all the time.

I only need her part time so if someone wanted to split her I'm interested in that. 

I have from time to time spoken with the city administrator, economic developer, & a person at building planning commission.

I torn that thing to shreds a long time back: https://www.biggerpockets.com/blog/2015-05-06-2rule-die-horr...The 1% rule used to mostly work as a "pre-filter rule of thumb" as you say.

This would be my first time renting out rooms.

You're picking a great time to start investing, the area is becoming a hot spot for investors. 

For that and time saved setting that up ourselves, PCS was worth the cost for us.