Many lenders, including my group, offer a DSCR product to refinance on the back end as well.Before taking out a loan for a BRRRR project be sure to calculate all carrying costs (taxes, insurance, utilities, HOA, loan interest, etc.) to ensure (i) you have sufficient cash to cover monthly payments for at least the duration of the project and (ii) your estimated rent after repairs is at least 1.10x PITI (monthly refinance loan payment principal and interest, taxes and insurance).We have a proprietary BRRRR cash flow calculator tool that we share with our clients to help reliably assess costs and returns for these types of projects.

For Regulation D, Rule 506(c) Offerings - self-certification is not usually sufficient as the Issuer of the Securities (sponsor or manager of the offering) has to be "reasonably assured" that you are Accredited.

Your primary insurance policy with $300,000 in liability coverage should be sufficient in 99.999% of all lawsuits.5.

County recorded documents are necessary and sufficient, IMO, and until blockchain technology can show a better, faster, cheaper alternative, it is a non-starter. 

Then make sure you have sufficient reserves for emergency repairs.

Real estate is an in-efficient market, that's why banks require 25% down - that is deemed a sufficient buffer in case a property has to be liquidated.

I have tier 1 credit and according to the bank there's roughly $140,000 in equity in my home, but my debt to income ratio is not sufficient. 

One piece of advice I would recommend if you want to go FHA is getting to understand the self sufficiency test for 3 and 4 unit buildings. https://www.newcastle.loans/mortgage-guide/fha-self-sufficie... 

Here are a few options you might consider:Home Equity Loan or HELOC: If you own another property with sufficient equity, you might be able to take out a home equity loan or a home equity line of credit (HELOC) to cover the $140K.

So, obtain sufficient insurance if you don't have an LLC.