You have to pay people to do things for you, you would normally do yourself.

But even if you fall under the normal amount for debt coverage there is other loans like DSCR  which qualifies the propertys income and not your income.

In a few of the states there is either a form. you must sign or an application that your escrow closer must file in order to exempt from any state taxes or withholdings that might normally be collected at sale . 

I would just treat it like a normal deal if the numbers make sense.

Their pursuit of cash flow normally leads them to the worst of the worst neighborhoods where the spreadsheets never capture the accurate operating expenses and no consideration for neighborhood fundamentals is part of their analysis.

Your 3% rate likely helps you with cheap debt and without the need to chase high that normal rental rates.

Also lots of sellers have locked in <4% rates and don't want to buy at 7% new investors who dont have low rates will just deal with the new normal or historic rates.

with normal appreciation in a growing market in 2-5 years there is enough equity to refi.  

There are always deals out there and Texas is experiencing a return to normal with pricing coming down and supply staying up.

If things ever return to "normal", I'd fire sale my shiz and leave that arm pit.