Think about this: anyone can turnover a unit; most can work a hammer; many can find a deal; few can manage it correctly - but, almost now one can write about it!

Right now I have to lead my guys by example in the trenches to keep costs down but I want the business to grow so I can be an office guy and not swing a hammer unless the sh*t hits the fan :)

While a hammer is great, it make not be super handy if you have to change out a light switch.Since you mentioned DSCR, I'll address that one. 

Total monthly expenses: $2159Monthly cash flow: $516Cash on Cash: 8.6%We don't have actuals on expenses yet, so for now we're trying to hammer out a good estimate.I believe tenants pay electric/water.

So let's say you communicate your offer and communicate you want, an investor discount, If I'm a seller and in a good mood, I might offer to leave a rusty hammer for you on premises.All this said, in all seriousness, as an investor, leverage does come in to play if:You are putting in multiple offers at the same timeYou are buying marginal 'move in ready' homes with cash (note that the 'sweet spot' here is to find homes where you are competing with folks using financing, but where there's uncertainty around whether or not the house can be financed)......... 

That feels really slim for 3+ months of work, swinging hammers myself, and hiring contractors for the specialty jobs. 

Keep looking and start hammering direct marketing 

(The movie "Shawshank Redemption" comes to mind, when Andy asks for a rock hammer).

You MUST invest in income-producing assets and ventures.NO ONE EVER "GOT RICH" swinging a hammer or a paint brush!

we did but that was not because of terms.. that was the GFC  and the loans were all to investors trying to BRRRR but the refis died and they had no money to pay me off so they lost them to me in foreclosure.. many got hammered when refi stopped during the BRRRR process.