With $50K and a DSCR loan, your budget will likely cap at properties in the $150K-$170K range, depending on the closing costs and any repairs needed.

Nearly all homes I am seeing in Denver are offering a 2.5%-3% commission paid by the sellers.

Also, the term "house hacking" is generally used for your owner occupied home (renting out rooms in your primary home) and that income cannot be used to help you qualify (it is considered boarder income). 

We don't rely on insurance, they love to deny.

I believe they are recouping costs associated with loans they don't close.

Is it common to purchase a home with other debt?

., We were over a decade without insurance, and when I refinanced and insurance was needed, I had no trouble getting insurance in place.  

Wise lenders have borrowers sign legal agreements and have them provide collateral that is worth more than the amount of the loan in case the borrower doesn't make the promised payments on the loan.

@Suzy FarmanHere’s what’s worked for me:Leverage Airbnb/VRBO: Many insurance companies use these platforms via third-party services.

You can work with a local credit union that does HELOCs, Home Equity Lines of Credit or Loans, on investment property.