My wife and I would like to buy a rental next year (most likely using a DSCR loan, to dodge the DTI requirement), but I'm not completely sure if that would get us stuck down the road.

Also, think about hiring a property manager.Regarding the Florida ADU,Using a HELOC can be an option, but speak with a financial advisor to ensure it aligns with your financial goals and risk tolerance.

if you're looking at 1-4 unit properties, don't kill yourself trying to create an LLC just yet. find your lender first then see if they'll require you to close in an LLC or not. single-member LLCs do not provide as much legal protection as we would like to think, so if that's your reasoning for wanting to create one right off the bat, that's just something to consider. as far as a business license, AFTER you close on the property, call the town hall and ask if they want you to have one there bc you're collecting rent there. if you're using a PM company, they will probably say no. :)

I’m using a platform called Padsplit for properties in larger core markets, but use Facebook, Craigslist, and Zillow for properties in smaller populations.  

Now, here is my question...I am using a flat-fee agency, which will charge me 1/2% with a minimum of $2500.

I am considering using a different strategy but will STR again if I can't financially figure out how to make other strategies work.

Yes, you can get on MLS by using a flat fee FSBO service. 

Many that I've talked to are now working their own acquisition strategies using call centers, etc. to take cold and warm lists to hotter and then focusing more time speaking directly with potential motivated sellers from those hot lists, rather than using a wholesaler (or any other middle man) to source deals.

If using a lender this is a non issue.

., using a full-doc loan... if its schedule C, you would need to do a 2 year average of this income in order to use it. its looked at as a business, and self employment income. if its schedule E, theoretically you could use the schedule E income calculations just like any other rental even after the first filing.