You might also want to consider a credit repair strategy to strengthen your application.

I would call 10-15 local banks and credit unions and ask to speak to their business banker about business loans in LLCs.

Im making 85k on w2, $1,600/mo. mortgage, no car payments, no credit card debt.

Currently working on my credit and saving some more but should be ready in a year or less.

With your RE LLC, you could seek out a business line of credit to access capital for expanding. 

Common question - "DSCR Loans" are going to have DSCR be calculated as Rent/PITIA (no prop mgmt fees, vacancy/credit loss or any other expenses counted).  

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

I recommend buying a multi-family, using the DPA, and getting as much credit as you can at closing.

The other important item to consider is keeping your Credit score above 680, this gives you the opportunity to refinance without tax returns into a 30 year fixed rate Rental Loan, or DSCR Loan. 

You could also explore using a home equity line of credit (HELOC) or a cash-out refinance to tap into the $100k equity and use that capital to invest in additional properties, all while keeping the current home as an asset.