I like to stay in the working class areas as they make enough to pay the rent and bills, but don't have the financial discipline to save enough to purchase their own home. 

The key is staying flexible—house hacking isn’t dead, but it might look different than you originally planned.Good luck!

We sold 3 locations that had little debt on them with great cashflow, stayed heavy in cash, our stock return was only around 11% versus 25% since we went conservative, have two projects banks have already greenlighted with no downpayment on our part using cross collateralization with other properties- built in $2.5mm equity creation in 3 years in those projects, on hold for now.  .   

Are you looking to stay in the Jacksonville Market? 

Center Point is not investor friendly anymore so I would advise staying away from the rental side.

It's easier for an investor to stay committed to the plan and avoid change orders than it is a regular homeowner.

I do not understand your remark as related to the DSCR loan.  2 ADUs are not allowed by f/f conventional financing but is not always enforced.Fortunately if you stay with the current tenant without a refi, by the time you pay principle it is likely the rent will have increased enough to absorb the increase mortgage payment. 

For flips, we try to stay in the $130-200k ARV range.

I'd suggest staying away from the typical TK companies. 

You want to make sure they are at or below 5% to make sure they are able to stay solvent.