So me as a principal broker if commission is 100k I keep it all as it's my company minus business expenses of course.

It's significantly less expensive for a buyer to get it tested during a contingency period, rather than taking the chance and paying thousands in remediation once the deal is done.

So you would take PITI + (any HOA, management fees) and make sure that rent is higher than expenses.

Step 1 is getting your expenses to bare bones, next to nothing cost of living beyond the basics.

To the partnership/LLC/S-Corp it should look just like an expense.  

Choosing the most expensive insulation because it's the most energy efficient, should allow you to reduce and/or eliminate costs in other areas.4 - Energy efficiency isn't made up of added costs.5 - Energy efficiency is the product of reducing energy needs, not supplying added energy.6 - Cost effectiveness is a product of maximum use of materials, as in little or no waste.All of the above should be obvious, in parts. 

In fact, it creates a lot more expense and time for just that reason.I have used several different database tools. 

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.

Perhaps you can partner with someone to lower your costs and risk in this more expensive market. 

Those expenses are passed onto each owner in special assessments or HOA fees.If you want a very hands off rental that you can manage yourself, maybe from a distance, Condos are a great option.Condos rent fast because they are usually newer and there is a lot of amenities that can't be found in apartments.