This could include an annual licensing fee from your municipality or a stray utility bill or whatever. 

If you factor in 8% PM, 10% vacancy including economic vacancy and capex/opex of 10% (5% each), your costs (still not including T&I) would come up an additional $2016, for a total of $8895 at 1.25M and $6969 at 900K 

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23DSCR lenders generally let you vest either individually or as an LLC.

Also, are you charging one flat rate to include utilities or charging rent plus splitting up utilities?

FHA loan with monthly payment including taxes about 7800. the other side would get up to 3200.

Also include pictures of the land.Is the land buildable / usable?

With 5% down that’s about $35K not including closing costs and fees.

I will include myself in that camp.

I’m budgeting about $1,500 per room, so $8,000-$8,500 to include the LR, DR, kitchen, and outdoor space.

This includes non-profits.