I wanted your typical 3 bedroom house (not necessarily 2 bath) which cash flows.

Also, if you buy using a hard money lender or cash, Zach Starnes can do re-fi's off the appraised value shorter than the typical 6mos and then you might not need any money down if you buy at the right price.

We all use private investors or NON/QM investors for DSCR but some again charge points and some do not because they UW the file (Mini-C).Most Bankers typically offer rate closer to PAR or less margin built into the rate.

This is not uncommon and actual more typical as it is based on sales price and even though the first appraisal was $130k the new one gets reset based on its recent sale and home prices are not up 10% over a few months.You are going to have a hard time getting a lender to use other comps compared to this home as it recently sold.

I don't think the typical sub-to deal would lead to equity skimming because they are likely close to foreclosure and there isn't enough time to rent the unit back out and make money allowing the unit to go to foreclosure.

Typically 75% of rental income can be applied towards your DTI for qualification. 

Typically the first set of tenants I screen are the ones who end up in the unit due to prescreening activities like my application and making sure I meet them.

Typically AE's will be commission only or commission + a small base.

I typically don’t read a post that long but yours kept my attention. :-)

I would echo @Brandon Croucier - the secondary market for DSCR's is super aggressive and rates typically reflect that.