Piece of advice - when I started I wish I would have focused on my multifamily niche/expertise from day one vs trying to be the agent for everyone (flippers, STR buyers, land, etc). 

Last year we helped eight buyers acquire exceptional coastal STR's in; Brookings, Gold Beach, Bandon, Manzanita, Arch Cape and Yachats, with two in 2025 under contract in Seaside and Rockaway Beach.

Yes first-time buyer DSCR is actually fairly common, especially here in Southern MI. 

You’re not going to find a safe way to do what you want unless you or the “buyer” has enough cash to pay off the note. 

It is still a seller's market in many geographic locations, so you can ask potential buyers for an extended closing period and/or with options to extend the closing period. 

Owner, buyer, and the bank.

Hedgefunds, large buyers, mortgage companies etc. 

This is their full time job and they collect a fee but are still able to pass along strong deals to end buyers.

I'm looking in miami florida for sites where we could get the numbers to work and we are getting close maybe in homestead. with that you could continue to pull cash out after it was built. in our market we need about .1 acres and we get land under 60k that the investors buy. the build cost is about 75% of appraised value or a little less. the investor refinances out on a DSCR loan and continues on. this strategy is ground up and it takes advantage of the buyers market for land in our market.

Is just the fact that no garage could be a no go for some buyers enough to build it even if it only raises the value by the actual cost?