Heloc on investment is terrible pricing, you and everyone in the US doesn't want to get rid of their 3% rates but also want that equity.If you want the equity bad enough you've gotta eat the heloc rate or kiss the 3% goodbye.

He also said insurance and taxes can be too high eating DSCR loan with current rate and I will make less money than Ohio and Kentucky state (example).

So, whatever it is... eat the same meal, listen to the same song, wear the same color, etc.

The property taxes in Texas will eat your lunch. 

I was thinking I would need to get a hard money loan to cover that, and it would eat up most of the rest of the cashflow and then I would look to refinance within a year or two.

Remember: no one wants to poop in the bathroom off the kitchen when everyone is eating in there.

Nicely done it would make a big difference in how it looks in the photos and you can advertise eat-in kitchen.

The food you eat WAY more than 1% net. 

Better software will give you the option of charging the Tenant for those ACH fees, but I personally eat the cost of them.

Some are willing to eat $150k on the spot.