I would only underwrite based on actual rents not proforma.

I have helped several investors recently acquire single family homes around the $400K price point that rent in the $2,200-$2,350 range.

They would likely be able to confirm that your expenses are reasonable for the area or that your rents are at market rates.

The one's I prefer handle everything in house, from purchasing the home, renovating it, renting it, then selling to an investor then managing for them on the back end.

DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.

That said most folks have price targets and if large complexes are conceding 1 or 2 months on the 1st year lease, itll put downward pressure on your rent to some degree. 

Jaycee Greene,B neighborhood, rents are $4265.

Thus, when a foreclosure sale is held, you can set the bid amount up to the amount of the total debt, which would likely increase from 80K to include the legal fees, receivership costs(we suggest 5 - 10% of the rents collected), repair costs, additional accrued interest, minus rents collected.

However, on the renting side, we have seen an increase in inventory of days on market too. 

Bonus points (and money) if you rent out the rooms of the unit you live in.