Your experience as a real estate agent is a significant positive.

This resulting number would be either net positive or negative.

Yes, rates are high, but dollar for dollar there are many positive and cash flowing investments to be found, or...made.A tactic I've been utilizing for buyer(s) recently is the deployment of seller concessions in the form of seller(s) contributions towards buyer(s) closings costs, pre-paids or interest rate buy downs. 

If you raise an extra $500k you should have $2k/mo in cash flow, still bad but at least it’s positive. 

Look for markets where the environment for landlord is good, prices are reasonable and growth is positive.   

With excellent credit (800+), you're already in a great position, but I understand the struggle with DTI when you're self-employed.Here are a few options that might help:Asset-Based Lenders: You're on the right track with DSCR loans, but you may find some private lenders or portfolio lenders willing to go into the high 6’s.

Elwin, in general, HELOCS are second lien position products.

But, that will add to your holding costs so make sure you are in a position to support the payments in the interim.4) Purchase the property5) Fix the property6) Rent the property7) Refi the property (Private, DSCR, Conventional, etc)

The polarized extremist nut jobs on BOTH sides seem to have taken the steering wheel and one is yelling to drive us off a cliff the other yelling to drive straight into it and us sane people are just in the fetal position rocking back and fourth trying to wake up from this damn nightmare that the crazies have broke out the nut-barn and took over......Here is what he said, verbatim (parenthesis are mine, the rest is his):"So, supposing we hit the body with a tremendous... whether it's ultraviolet or just very powerful light... and I think you said that hasn't been checked but you're going to test it.

It's also important to account for factors like maintenance, vacancies, and unexpected costs to ensure your investment remains cash flow positive.