A lot of questions here.

Here's a bit more in detail about how rates are calculated for DSCR loans:1.

@Kevin Sobilo Well, you can here in Colorado by shifting to transaction broker, but it is not ever recommended from a liability and ethics standpoint. 

After 15 years in this business, the hard market looks like it's here to stay. my background is in underwriting cargo, commercial auto and marine risk for oil & gas and trucking and all markets are facing repricing or pulling out altogether due to higher losses during covid.

I am here after reading a book on “how to invest in real estate” by joshua and brandon. i have never owned any properties so far and i am willing to enter into real estate world this year.

Any investors here in Altus Oklahoma?

I mean it sounds like the lender isn't going to loan on it unless it's repaired.So the answer here is seller repairs it, or financing is denied.

On the one hand, the mentor courses / boot camps / common advice (including many here on BP) is to just set up an LLC but when I've discussed it with professionals, they argue against it.

The market here is still quite strong although leveling off a bit. 

I just watched his webinar and was ready to plop down the $5k just to see the inside, but prayed and then thought I should check him out here and I'm glad I didn't do it.