It sounds elementary but you have to think like a contractor; What would a contractor want in a client? 

A client of mine converted their garage to an STR for $50K and NET $50K annum in SJ.

I’ve had some push back concerning cash flow in the deal supporting the new mortgage amount.

@Michelle MosesYes, no one needs an advisor and if a client doesn't get value from their current provider they should leave.   

If my clients want to accept a wholesale offer then yes.

I also have a $2000 a month child support order on my record and a $580 car note.

I can PM you a DSCR lender a client of mine has used. 

My approach is to look seriously at demographics, how the local economy is doing, the occupancy rate for apartments in the area, true average rents and if this project will support the added value (with a planned community it probably would). 

We have only found lenders that will do a 15yr note.A DSCR loan should fit the need, we do these for clients all of the time on 30-year loans. 

Bay area could support that as most SFR landlords here are high earning techies.