I also don't want refinancing risk, so any deals with only 3 to 5 year debt are out for me.

Refinancing with a focus on DSCR is a smart move when the timing and circumstances align.

I should have kept every single one and refinanced to pull the money out that I'm now using to build cabins in tennessee.Thats where I'm at. 

A couple of years ago we had a property that we had sold on a wrap and the new buyer went to get it refinanced through a title company. 

They remain available to assist investors throughout the investment lifecycle, whether it involves refinancing options, addressing financial concerns, or facilitating future funding needs.

I also am fine closing my purchase in cash, and refinancing shortly thereafter (or even down the road in 6-12 months).So for my questions:1) I've spoken with some mortgage brokers- they all seem to charge a lot of upfronts and are telling me I need to do a DSCR loan.

Start small and start simple - hit a good solid single that pays you every month - I will aim for bigger returns through flipping or refinancing once i have a steady stream of cash to help offset the risk those things bring.  

I would LIKE to be able to build one, get my down payment out of it after refinancing it after renting it out and repeat for a few more times with the same builder.

By structuring deals with regular refinancing, you can unlock the equity in your properties and access capital for future investments.

I would probably focus on three things.  1) filling the vacancy for as close to the old rent as possible (to help with refinancing or selling 2) refinance it and talk to a few different banks/brokers.  3) If all else fails, list it and 1031 into another project.