On paper that is a pretty darn good ROI but I’ve found when dealing with lower rent numbers the profits dwindle quickly especially when the PM has so much loose leash.  

However, I am not closed to the idea of exploring other markets! 

I've had them long enough to keep pushing up rents so that I am at the top of my niche, but know not to exceed it because I'm just about at the point where if I raised rents another $50-$100 I'd be crossing over into the lower end for larger units.

With rates in constant flux, you might have opportunities to lock in lower ones.

There are aggressive lenders out there with lower fees for experienced flippers.  

A DSCR loan is going to require more down, have high fees at closing, a higher interest rate, a pre-payment penalty, and will require you to have cash reserves that you likely don't have at the moment.

Essentially lower my taxable income by $117k?! 

.- Investors get access to real estate cash flow with lower costs and no landlord responsibilities.- The whole process is simplified—no co-ownership legal headaches.I’m curious about the pros and cons of something like this.

If I were to do a traditional VA loan, the loan would be close to 7%.Below are what I understand to be the numbers so far:Seller purchased the property in DEC 2022 for $1.13M (owned for 2yrs)Current estimates are Zillow= $1.26M/  Redfin=$1.323MOur agreed purchase price is $1.25MSeller financing would be $120k @ 8% for 3yrs.No commission cost.Small percentage of fees/ costs in the tune of 1.5% of loan amount.Let me know what you think and if you need any additional info.

They could even hire you to do the work on the house and instead of paying you they could just give you a credit at closing.