Highlights:* no prepay on 12 mo bridge* 6 months guaranteed interest on a 24 month bridgeThese are interest only loans and the DSCR calculation isn’t a factor in the lending decision.Compare the cost of your lower interest rate DSCR loan, including PPP versus what the bridge would cost at a higher interest rate and no or minimal PPP.PPP=pre payment penalty :)

With the cash out refi it would be the same you would just factor what you would cash flow with the new monthly payment. 

., interest rate, payment structure, balloon payment timeline, etc.)

You can get away with using 5% for Class A tenants, but we use 10% for Class B and lower. 3) Tenant Payment Performance: you didn't mention this, but it is important!

That’s our primary method of communication so it works.

Your problem is probably your method of wholesaling. 

.- get into real estate with a lower rate and lesser percentage down payment.

I had large payments on my personal loans due and extra money going out to finish the project, not ideal.

Which is to say any attempts beyond the method of communication in the profile are likely to end up convincing the landlord you and your friend would be a pain in the butt as tenants. 

I've done deals like this where I've had the seller hold a small second, subordinated to the banks 1st position mortgage, with payments to the seller deferred until balloon payment which I make coterminous with the bank's mortgage.4.)