You can typically buy down your rate with points or lower your LTV for a lower interest rate but the LTV doesn't move much unless you have a low FICO or are looking at a 5+ unit/ commercial property, both of which would lower your LTV.Rehab loans will mostly be based off experience.

The part they typically miss, however, is the "control everything, own nothing" aspect.The purpose of a business entity structure is to protect you and your personal property (estate) from the liabilities of your real estate investing business.

The seller can contribute to closing costs in the form of a seller concession, but it must be done within the lender's guidelines, typically capped at a certain percentage of the purchase price.

You can typically borrow half of your 401k balance as a loan as long as you are working for that company still. 

You are correct, you are not the first to have this issue, but typically it is more of an issue of LO's not understanding how  it should be looked at. they just do not deal with investors often.I would also echo Patrick above, moving your current loans into a DSCR loan would not change anything for your issue so please do not spend money doing that. 

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Typically, any additional income outside of salary is considered.Sometimes if C-corporations or S-corporations hold your rental properties, the court may even decide that the retained earnings are subject to child support calculations.

These lenders typically cover the purchase and rehab costs because they’re more focused on the value of the property than your personal financials.Rehab: Use the borrowed funds to fix up the property, adding value by making necessary repairs or improvements.

Typically I have my painter come in a "touch up walls" like 300 bucks max.

I'd advise against assuming the loan or seller financing in most scenarios...typically it is discussed because buyers think they can get something for nothing.