The largest argument against DSCR is the rates are higher than conventional. 

Have them use as collateral and get a point off the interest rate.  4.  

or you can buy down your rate or pay points to reduce the interest rate as this is a commonly way to reduce your monthly PITIA payment. 

.* Aiming to refinance with a rate-term dropping down to about $3,500/mo, so we could live for free.

I would discuss financials on this if you choose to come see the pre-rehab on Dec 1 (I have made a lot of money (close to 7 digits after this rehab is done in ~2 months) but due to not executing a cash out refi (due to the rate increases) my return is below my underwriting).

Oh and I forgot to mention the interest rates impact : ). 

If so, maybe you just keep it and do a cash out refi once rates come down a little more.

The only way to modify a loan to a lower payment during a time of rising rates is to move a bunch of principal to the back of the loan.

My thought is FLA is sandy soil and you simply dont have as much problem as other areas.. its very cheap insurance for a buyer.. and now a days 10 to 20k to replace the line is kind of the going rate..

They will not offer that (instead relying on your advertised rate), but they will be willing to pay what you're asking without fuss as long as it is below that high threshold.