What is more common is someone saying they have everything, calling it "easy" and it's all just BS sales pitch.

Are there any red flags or common mistakes investors should avoid when reaching out?

Learning from agents commonly working with investors is your next opportunity to find a mentor.To be honest, I wouldn't try to find a mentor from random investors on the internet.

I think issues regarding this can be avoided mostly just by tenant screening.

There are a lot of site-specific issues you need to investigate before deciding what the land is worth to you.

There's a good chance the issue(s) you face has already been discussed and answered.Ask questions in the appropriate forum.

No - absolute max for DSCR is 85% LTV and that is extremely rare and typically not workable in this rate environment anyways.Standard/common max is 80% (acquisition and rate-term refinances) and 75% Cash-Out Refis

And for sure I highly doubt those that teach the common wholesaling techinques are not up to speed with all these new laws in all the different states..

There's a specific forum for House Hacking.You'll want to spend some time reading through there as it's a common topic.

In real estate, blunt honesty often protects people from common pitfalls or predatory advice that oversimplifies the challenges of investing.