You can do better than both of those options you just need to check out more programs for investors. 

The concepts, techniques, investment methods, property management, finance, urban planning, and land development of real estate are the main topics of these programs.

If you do not own any real estate, Look into the NACA loan program.

Hello Falz,It shouldn't be hard to refinance your hard money into a longer term loan program like a 30yr fixed DSCR loan.

I'm planning to have free mentorship program.

I do a lot in Detroit.The quick good/bad:- S8 tenants tend to be rougher on the property (but not always)- Paperwork/inspections/etc. can be burdensome and tough to navigate (especially initially)- People often think FMR rates are guarantee rental rates but that's not the case- Usually the rent isn't 100% subsidized and a lot of people don't realize this- S8 tenants tend to stay a lot longer than cash tenantsOverall, I'm neutral on the program.

Jason,I agree with your plan to use the DSCR.Any traditional debt impacts qualifying for future traditional loan programs.

Those guys end up buying marketing programs from one of a few specialized real estate marketing organizations out of either Las Vegas or Salt Lake City; and the result is the cost of their programs goes from $3000 to $40,000, the quality of their information go from a 8 to a 4, and once you’ve entered their program all your contact is with an employee while the guru is out giving seminars, workshops, and making videos.   

And you can have up to 11 of those loans under your name. so the process is repeatable as long as you follow the guidelines. im not saying its the best option, but im saying its a viable option, and what annoys me most is when I see so much misinformation posted about it anywhere. the reason I created my YouTube, Facebook, and Instagram communities around the topics was because I saw how many times people were posting here asking questions about the 203k and were getting the wrong answers or mislead constantly by people with no deep & hands on experience with the program. 

One thing to consider is finding a down payment assistance program in your state/city.