I'm biased, but I don't think conventional is the best product if you are doing a rehab.

This is a product of fewer real estate transactions.

You can also use a product like DealCheck or others that are out there.

I was at the Zurixx guys office in Provo  and been to their events but never funded anything.they had not so great product and I did not want to fund it..

You would then hold the loan on a 90-95% LTV product at 5% (Which is taxed at ordinary income).

It's taking more time to save 20% down-payments for DSCR products. 

Since it falls under residential, I've called Allstate but I know there could be other alternatives who may be better suited to this type of product.

The concept here is to get to the point where your tenants pay for your housing expenses, which should give you some excess income to save and invest.These initial steps could get you to a point where you have a few doors and maybe even have your tenants covering your own housing expenses.Think carefully about selling, it seems counter-productive if you want to be an investor.

Los Angeles is a beautiful mess, but I think SW Florida offers better investment opportunities for me at this point: fewer restrictions and more landlord friendly, and newer product with less capex/repairs.

Many products are a-ok fine, but some, especially those connected with lowest rung have impactors.