The problem is that I can't get a loan - I'm too good at taxes, and don't have enough income to qualify for conventional products, and don't have enough portfolio, cash/flow, or experience to get hard money.

In order for you to do a 1031 exchange from that property you are buying it does have be a property you are holding for productive use in investment. 

In my experience reliance on trusts for protection is highly misplaced. 

Is it counter-productive to have late fees in the first place?   

Common sense though would say at some point many can be treated and become productive and partying all the time might be grounds to revoke disability.

Not every property is suited to MTR or will cash flow that well but you're clearly in a great market and have a great product and that makes all the difference. 

@Theresa Harris @Peter Tverdov Why is a larger down payment of 20% on a conventional loan a better idea if the interest rate is gonna be the same for both products?

If you want to learn more about this product option feel free to reach out. 

Add estimated costs of new flooring, paint, drywall repair, and countertops using the quality of products expected in that neighborhood and double that estimate.  

I have a few contacts that would be happy to discuss pricing on their DSCR products.