Most lenders require a leased property to qualify for a cash-out refinance, especially with a DSCR loan, which is based on rental income.

“Wholesaling is passive income!”

It can still qualify if it's a fixer-upper, as long as the rental income from the property can cover the debt service.

Further context, I have zero debt, high 700s credit score, one other investment property here locally. 175k in cash available, looking to do DSCR loans or cash and then refinance.Peoria, Illinois- Great need for lower income housing, market appears to have many options.Lawton, Oklahoma- Looking only at extremely cheap properties, as it seems it’s not terribly hard to find renters.

It’s still relatively affordable compared to bigger cities, has strong rental demand, and no state income tax, which is always a plus.

IF you have super strong income and you and have a lower 1st lien, lots of equity - MAYBE your best bet is using a local bank or CU to get most competitive HELOC inv terms.

I've never heard of a lender that wouldn't count Section 8 payments as income.

An existing duplex provides immediate rental income and proven market comparables, reducing risk.

Not sure if that is the case for you or if you are worried about burnout but if not, I would continue making extra as a nurse which will help with getting you approved based on income for future homes. 

They lower taxable income for federal taxes but not for FICA.However, employer contributions made by the S-Corp are not subject to FICA and count as a business expense.Make sure your W-2 correctly reports wages, deferrals, and FICA wages.