I have seen properties show up as far as ~$50k lower in annual revenue than in realized income, so know that the numbers aren't always perfect!

There's no perfect software out there.

Homes rarely sell as quickly as their owners think they will, even when the owner is sure the home is priced perfectly.5.

If it were more than three years ago and everything else on their application was perfect, then I would consider it.However, I've never seen that in 15 years of management with hundreds of rentals and thousands of applications.

Like Brandon mentioned - you sound like the picture perfect classic "DSCR Loan" borrower - dscr loans are made for exactly this typically - LLC friendly and usually the best fit for when investors hit the 5 or so property mark and hit a roadblock with banks, cash etc like you desribed.Check out this 12-part article series published here on BP on all about DSCR Loans, hope it helps!

The seller is already in first position and in a perfect world I'm not refinancing out of those terms, and I'm not giving up equity to a money partner. 

While the LTV and rate aren’t perfect, it supports your scaling goals.

@Kevin James I agree with @Adam Bartomeo's point and I think it illustrates it perfectly.

If you’ve ever wondered how to invest in real estate without breaking the bank, this could be the perfect starting point.What is House Hacking?

Vegas is a perfect example U can buy a 400k rental there and in many  cases the taxs will be lower than say a 100k rental in Jackson MS.