@Phillip Austin Rent by the room investing is an excellent strategy.

If that's the case, maybe look at a different house hacking strategy that might work (like a SFR with an ADU or renting by the room, ie having roommates).2.

Burlap on the wall, postage stamp rug for a large living room, hodgepodge of items around the house with no real theme.

Even though you’re not fond of DSCR loans, it might serve as a bridge to free up your line of credit for quicker flip-and-reno opportunities.I remember years ago, a close friend of mine was in a nearly identical situation.. from what I read in Forbes, he ended up with zero wiggle room each month.

Get a friend/relative/co-worker to rent a room from you?

I would purchase a duplex (or even better, purchase a SFH with as many bedrooms as you can afford and rent by the room), and then slowly improve the property. 

I do long-term room rentals (min 1 month lease).

But to my C4D's, the instrument I use to LEGALLY effect the exact same outcome as SubTo, I have had a grand total of 0 DOSC called, ever. 

We offered our impacted tenants a hotel room while we were awaiting repairs, but both tenants decided it was easier to stay put. 

Tenants save money when using a shared meter, so there's plenty of room for error when calculating how to distribute the charges.