With broad, high-level criteria, you may be able to easily cross of a number of neighborhoods where the numbers simply do not make sense (assuming you already have your buy box nailed down).

However, the high down payment and reliance on a DSCR loan could limit flexibility, especially with your DTI constraints.

Find one that can be custom to your needs, has flexible pricing, no long-term, high-cost memberships and excellent customer services to determine how to best market to your leads.

HOA fee's do not just shoot up that high unless there is trouble from a legal standpoint.

Do you think that demand will be high for something like that? 

Because I live in a neighborhood that has no crime but it shows up as very high crime because we had two neighbors who would call the cops over each others dogs barking so it lit it up to show it as negative…

One thing I think I would do is either hire a professional market research company and/or get a local high school or college marketing class to do market research and surveys to see if there is interest and demand. 

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I have a some of high interest debt I used to start my business along with some personal debt I would like to pay off.

Also, I personally wouldnt cash out refi right now just because the interest rates are high but thats just my opinion and it really just depends on the numbers if you want to make a calculated decision.