Sorry to not offer a connection, but for this one I think your best bet is to find the "land specialist" realtor in the area and get a CMA.If you want an extremely precise number hiring an appraiser is most likely the move. 

"for rent by owner", investors)-search for non-homestead properties in your county and send postcards to those owners that own homes that meet the criteria you want to focus on-network with real estate attorneys -network with trustees in banks that offer trustee services-look up court records of landlords who have filed their own evictions and send them postcards -network with HOAs that have non-homestead properties in that association -when you see a "for rent by owner" sign in your area, send the owner a letter -join Facebook groups (for rent by owner, landlords) and being to contribute -improve your SEO on your website-find someone who can help you gather landlord info from Zillow, etc.

About to make an offer. 

MLS creative negotiating with offer time limit.

Note: I understand you are not giving me legal and tax advice via the internet forums and take it as such and will consult my own accountant.

Also seems like this lender is trying to swap the DSCR loan rate issue to the property tax & insurance issue to make their product look better.BTW: we're in the Midwest and believe it offers better opportunities than TX market, but one shouldn't have to stoop to this lender's tactics to show this:)

I think I submitted my design on 1/2/2020 as soon as I legally could. 

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

Start with that, then if those don't work you can venture into the Hard money and all the other fun stuff.you can always consider bringing on a partner as well, you seem to be able to offer the time and research needed.

When our offer was accepted the listing realtor contacted us and said the previous owner had a 'VA Vendee' loan which was some kind of special loan from the VA.