You would still be able to qualify for non-qm loans like DSCR products which are based solely on the appraised cashflow of the subject property, (and having > 600 credit score).

It's a bizarre distinction to me, but that's the reality I'm working with.Can anyone point me to a loan product that my interested buyers can use?

You'll also want to be very conscious to create a diversity of product. 

I probably started it off at the top of the rent for that area and then for a number of years the area declined just a little bit.

It's a fantastic product but I think their personal loans are "by invitation", so sometimes it's available, sometimes it's not.After rehab I plan to rent out the property then cash-out refinance and pay off the seller.

Given that, you're a bit more used to some variability in the loan product.

There's probably a benefit to being an early adopter in that you take care of it before everyone else "has to" do it, but if you're too early then the infrastructure/products/know-how isn't there as much so you pay more than if you wait until demand is more widespread.Most folks I know, including myself, are taking a "wait and see" approach at the moment, but obviously folks that owner occupy might act earlier especially since it could benefit them personally.Now is a good time to recommend RISE Engineering, which does free energy audits of residential properties and then reduced-cost work if you do decide to implement some/all of their suggested improvements.My understanding is that it's free for the audit and reduced-cost for the work, because they get funded partly from charges everyone already pays on their electric/energy bills - i.e., it's subsidized by a tax we're already paying.

I have a pretty advanced understanding of a wide array of investment products as I was a financial advisor for a few years before my current job.

Some private lenders (like Civic mentioned above) may have portfolio products up to 80% LTV, but those terms are far less favorable than conventional loans. 

I've also thought about marketing products that would generate repeat purchases based on what local businesses offer, and directing the guests to my property's site to purchase while negotiating some sort of deal with businesses that would make sense for a break on cost so I pocket a margin on the sales.