Thanks for the scenario, and that is true.

I know I could drive all over the place and price shop and save money, buy my free time is worth more than the savings- most of the time. 

Most realtors will be able to refer you to lenders, and the same is true with lenders - theyll be able to connect you with a realtor.

I think, in general, unless you're an extremely high W2 earner just looking to get into real estate for tax purposes, buying for cash flow gives you the durability to weather market fluctuations as you're never in a position where your back is against the wall and you need to sell... unless you have debt coming due.Now, that being said, if the true cash flow, after allocating for all expenses, vacancy, maintenance, capex, etc. is in the black, then I think taking a 5% CoC return in an appreciating market isn't a bad move, especially if there is a component of value-add. 

I think you are on the right track comparing options - however I would note that there isn't really a differentiation between "DCSR" and "ARM" - there are a lot of 5 Year ARM options for DSCR Loans so theres overlap - maybe you are referring to a true 5-year balloon bank/credit union type loan?

If I were in your shoes I would just shop it around.

@Nathan Gesner  Typically true, Only got one animal control call on a single family yapper.

I am leaving out cost to build and sale price because I am strictly looking for any actual data or reference on the component itself which should give me a base line and hold true in most markets. 

I’d prefer to sell out right (get the higher price from an owner occupant.) and then just move in to a true rental in the same neighborhood.  

If I got that notice as a tenant, I'd be shopping around.