It sounds like trying to find a DSCR lender that will do no points is your best bet.

I bet that is a great Airbnb property.

I bet your insurance and taxes went up more than 3%. 

Heck, if all that matters is cash flow, then no one would flip houses- no cash flow in that, it's only betting that you can create future equity and that the market is stable enough to provide that. 

Some people like to bet big and potentially lose big, we prefer to place medium size bets and consistently win more modest rewards.By primarily investing in properties with an all-in cost under $100,000, we often have multiple viable exit strategies in case the original one does not work out (we don’t pretend to have a guaranteed crystal ball, but we do like to have options at the end, and we find that our students do as well!)

Some are 65 miles, but 100 is pretty normal.Your best bet is a standard 20% down loan or what @Andrew Steffens said about a lower down loan from a portfolio lender. 

Your best bet is to find your local REIA chapter and join. 

Does anyone have stories of positive experiences or advice on how to locate trustworthy guides?

Make sure the agreement is signed by both people.When screening possible tenants, make use of a trustworthy background check service.

Rehab loans are never going to be a sure bet because there is typically the need for an independent 3rd valuation, AKA an appraisal.