That could be an option for you, as some lenders will take the higher credit score  I’ve thought about that and creative financing along with a few options.

On the flip side, the MM may be able to negotiate a much higher price for the land than you could on your own (and close quicker). 

Our mortgage was significantly higher than our flood insurance, and I don't know if we qualify to try to apply for FEMA or if there is other assistance, and if so, if we would apply as a business (we file it on our personal taxes as rental income).

The largest argument against DSCR is the rates are higher than conventional. 

The cost to remedy a bad sewer line is very high, generally in the $10k and higher range.

Texas is great but the homes prices are on the higher end and its getting tougher to cash flow due to home prices and taxes.

Or should I hold (or refi) the mortgage I currently have at a higher rate to carry a mortgage on the exchane property? 

W2 income is stable, predictable and as the statistics show, likely much higher than someone will ever earn going in on RE full time.

I agree with Afra at that price point it's best to start with flips that have $15K - $30K rehab budget to gain some experience and get a good team in place and then work your way up to larger rehabs with higher ARVs!

Just because the home is renovated, does not mean the market in that area will reflect a higher value for the property.