I've reached out to lenders here on Bigger Pockets- but their rates & terms seem high (DSCR or just not good terms)- I qualify for a conventional loan, but my DTI is almost maxed so why pay an extra 2-3% DSCR when I don't have too. 

The labor is cheap but is usually terrible quality.You have very little insight into the governments plans for development and i have seen that have amazing impact on some areas and terrible impact on others.If you are going through with the purchase i wish you good luck and urge you to consider traffic patterns.

There's enough ARV to satisfy the acquisition and rehab cost but been having issues in finding lenders to lend on them.

This quick profit flip highlighted our expertise in identifying high-potential properties and executing rapid sales for substantial gains in Pleasant Hill’s thriving market.

With high property prices that is not easy to do and also be able to offer housing to anyone at any great discount.

Less people become willing to live in high priced areas.  

It's easy to feel hopeless on acquisition side of things.

And why do they need a high EMD?

In short, it is highly possible a much more expensive neighboring home could be paying less property tax.What is much more relevant is comparing assessed value to assessed value. 

I can see why your ratings are so high.