I believe in the state of SC I will also owe something like 5% or so at year end (in addition to feds?)

DSCR Rates are going to vary by quite a bit based on multiple factors (more than conventional), primarily FICO, LTV and DSCR - but also buydowns, prepayment penalties, and some alternative structures.That being said, I would say the average rate right now is around 7.5%, but can vary all the way down to 6% or higher than 9% for some special cases (like Multifamily 5+ or Mixed Use)Heres a couple articles on what goes into DSCR Rates (in addition to market) that hopefully helps!

However, this access point also serves as the door delivery drivers and guests use to do drop offs or walk up to knock the "front" door. 

The second guy only saw photos and quoted me for $2,500 but was actually unaware of the additional light switch move.

I did a local renovation on my Bay Area SFH where I was onsite at least once a week if not multiple times a week, walk-throughs with contractor, electrician etc.

Obviously if you can walk into a bank and get a lower rate that is the way to go.Not sure what you mean by folks look at seller financing to dodge high interest rates. 

The seller had some additional terms such as cleaning up the site with old debris that I was okay with accepting because the property needs ALOT of work anyway.

If they cannot be paid net 30 or net 15 bare minimum take a hike.Owners: If they walk, talk and act like a slumlord, they are.

Saw listings where you could just walk between units because the sheetrock/"fireproofing" wasn't there.  

It is no different than a loan company requiring insurance on your house or car.As @Dawn Brenengen said, require that they put you down as additional insured.