It is true that you'll probably only be responsible for paying off the interest for the first ten years. 

Based on those numbers, yes CoC return is "accurate" but I wouldn't say it's "reasonable"...in fact, it seems VERY high.

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. 

Your best bet is to consult with a good broker that has experience with business insurance and RE.

There is the negotiating step, and the closing step, followed by the moving step.  

@Nedim TokmanThere is a plethora of free information out there.

BP is a great place to start.

One of the reasons why I’m bullish on real estate investing is because I am more afraid of the “what if I didn’t invest” rather than the “what if it goes wrong.”Yes, I could fail and lose everything I started with, but I’d still be farther along than if I never started at all.I’d have the knowledge, skills, and lessons that only come from taking action.Every misstep is a step forward when you’re learning and adapting.The real risk isn’t failure, it’s standing still and letting fear hold you back.Take action!!!

Is this agency legit?

If she is living on the edge encourage her to get on a list for subsidized housing.