I've determined that due to my somewhat unique funding that a DSCR loan may be my best bet.

Based on the numbers, I am willing to bet this is located in 38126, 38106 or 38112.

Philly is your best bet. 

I wish them the best of luck, but I'll bet the execution of that business plans goes sideways and in then end the proforma gets trashed. 

Versus 2 above. . 4.

I'll add that for the cash option, you'd need 8-10% cap rate properties which, even in the Midwest, will likely be older Class C/B- product where there is greater risk of higher maintenance and delinquencies versus newer/nicer builds.

Definitely some work to do because if I can get 2% out of those points, like you say, it makes those purchase points worth 4% versus the 2.5% cost.

I'd bet if there were a good field of competition the price would drop

Kind of like todays guy Pace Morby  lots of BP folks take a shot at him but I bet he has made well over 50  million selling his system.

So Real estate is the best bet?