Notable changes in 2024 for Virginia:- Amendments made to the Virginia Residential Landlord and Tenant Act relating to restrictions on fees charged to tenants.- Enhanced Tenant Rights and Responsibilities Statement.

^^ not a way to get around the net income for your rental, but as mentioned DTI restrictions are different from lender to lender so you might find more leeway looking into that. 

Park rules are usually much more restrictive than even houses in HOAs because mobile homes and RVs are close together, and have older residents who are nosy and particular.

I understand the argument that the general public should not be restricted from investing in “highly profitable” deals, but what tends to end up being offered to unaccredited, unsophisticated investors in the “junk” end of the investment spectrum. 

There should be other options, however with an LLC and fourplex - yes, DSCR is by far most likely to be your best option unless you do the heavy lifting with local banks and credit unions (and these are increasingly not great options for this type of stuff as they move painfully slow and are under lots of regulations and restrictions)2) I haven't yet reached out local banks, but seeing the quotes from brokers makes me wondering if Banks may be better? 

Wall removal is better for sale usually for open concept, and sometimes for rentals, but if you want more occupancy (potential rent by room) removing walls restricts that.

Our state law states "An owner may impose a reasonablelate fee for each month an occupant does not pay rent when due."

I am hoping to find a single family home that I can "BRSTRHHRR" (buy, reno, Short term rent|House Hack, refinance, repeat) by creating a separate living space in a single family home that can be STRed (this is due to local restrictions in my town that prevent STR in multifamily properties). 

If rent is not received by the fifth of the month, a $100 late fee is imposed. 

.- there is a reason investing in syndication have the restrictions that they do.