You can find an array of them that specialize in real estate here.

Unlike banks, which offer limited loan options, brokers have access to a wide network of lenders, including niche and non-traditional financing sources.Here’s what they do:Assess your financial situation to determine your borrowing power.Compare multiple loan products to find the most favorable terms.Negotiate rates and terms with lenders on your behalf.Guide you through the application process, ensuring you meet all requirements.Example: Suppose you have a lower credit score or unconventional income sources.

There is no way sellers are selling at caps that high unless there is a special circumstance, so buyers just aren't buying. 

Or does one need a special license / need to open a company?   

When you go to a Bank or Credit Union, they can only offer you what products that bank or credit union offer. 

I know there are hundreds (thousands probably) of lenders out there that offer a DSCR product.

If you have a truly superior and/or unique product it will be easier to not have to compete with price. 

I'm not an loan officer, but I know some banks locally like ORNL Credit Union have offered a 0% down conventional loan product.

I'm a Project Manager at an Architectural Firm specializing in Custom High-End Homes. 

His book: https://store.biggerpockets.com/products/real-estate-side-hu...His IG: https://www.instagram.com/devonkennard/Ah yes..