(no waiting period to simply refi what is owed) DSCR programs are not purchased by Fannie/Freddie so they can set their own rules and some have a waiting period as short as 3 months. 

Have a long-term hold period(north of 10 years), enter when the market is telling you.

In high season, people generally stay for longer periods of time and things are humming a bit easier.

Meanwhile during the eviction period, we finalized our architectural plans and started the permitting process in the county so we didn't lose much time.

Stick to the numbers, period.

However, I'm guessing the reason you're saying you need to wait 4 months is because of a required seasoning period?

One could argue that they are worse now because I know the realistic stabilization period that it takes before a property is no longer a cash vacuum. 

@Ahmed Moustafa usually the loan servicer has the say with regards to a waiting period.

I owned about 15 of those personally.. and self managed them from Oregon and they were in Mississippi ( I bought them gozone all brand new construction)  150 to 225k each.. over a 3 year period  now the Gozone bonus depreciation that saved me about 700k in income tax's has sunset and I can now sell them.. basically breaking even on them. and cash flow was neutral.. so I just have to take the 700k I would have paid uncle sam and figure out what my return was.. although that's way to much work for me....

I am looking for recommendations for a stacking washer/dryer and gas range, ideally something that will hold up to renters for a longer period of time.