You're in the right place to learn about real estate investing.

I am not expecting to make much (if at all) cash flow right now but do not want to have a -ve cash flow.  

Was able to BRRR with very little money left in the deal after refinance, Found renters and now have a cash flowing rental with a decent chunk of equity available.

We use Quickbooks for balance sheets and accounting right now.

If these are new builds, there is probably less maintenance, less need for large CapEx reserves right now, and if the rent is covering the mortgage, you're in a great spot.

The point is if you do real estate all the time, you live through high and low market and your average return should be all right.

So, right now we are in a low rent to value ratio in the greater Nashville area. 

Can anyone point me in the right direction as far as some reputable builders that are available for such a project?

I have about $10,000 to invest so if I replace HVAC I won’t have much left in the case I couldn’t get anyone in there or need other repairs done.

The biggest difference with DSCRs is usually 1) prepayment penalties 2) more points 3) an affidavit that you cannot occupy the property 4) covenants and agreements regarding the requirements and rights of the lender to protect/preserve the collateral that may be more aggressive than Conventional.