what i'm finding is that, if i BRRRR successfully and then refinance into a DSCR loan, almost every property is break even or slightly negative. 

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

If you are looking for a GC who will take care of all aspects of the project, you are going to pay a premium.

I'm part way through Craig Curelop's book, and starting to see what the market is like.It seems like a lot of the properties will have negative cash flow even after the first year when we move out.

@Robert Lum  you bet you can troll around a site like BP read their books listen to the pod cast of those that are successful and talk about their business's.. its inspiring and motivational.but if you really want to learn the nuts and bolts you need to get in the game.the best and least expensive way to do that is to simply take a pre license course in your state.. learn the laws ( the real laws not the BS that is talk about on line).. terminology etc. then go to work with a brokerage in the aspect of Real estate that interest  you.. there you will get REAL training by those that are successful you get on a team.. you get paid as you learn.

More than likely, the loan officer on your file either A) didnt know their own product very well, or B) glossed over this aspect in order to get the loan to closed due to a lack of integrity. 

For example, I am a little concerned about some aspects of the business cycle recovery and a potential for a double-dip so I lean toward the safest part of capital stack which is debt (or low-debt equity).

It is a tough buy and hole RE market everywhere but markets like San Francisco are particularly challenging in the short term due to the poor cash flow (negative cash flow).  

., as well as most countries require the settlor to give up control and benefit of the asset in question for the “asset protection” aspect to be legally effective, some countries (usually very small countries) have laws for trusts that theoretically allow some control (or at least input) of the assets by the settlor while still maintaining the asset protection feature.  

However, I'll never second guess what my well-connected and trustworthy contacts on the ground tell me, especially if it's very (negative).