In order to get past that, you’re going to need a nonQM loan that doesn’t factor in DTI, employment or income, like the DSCR loan you mentioned.

My experience has shown that anything under $2M is going to need a personal guaranty.  

Challenge here is that a duplex in my area at a price that would cash flow is going to be in a really bad area, or it is going to need a ton of work and I don't have a lot of cash.

You're going to need to get a fridge, at least.

Getting ready to go golf after 25 years with my brothers hope I don’t tear a muscle.

@Max Kibler As someone who as done a tone of cold calls.

I do like to add wood (or wood look) touches to my kitchens usually a couple of open shelves similar to the flooring tone and/or some ikea kallax or eckhart or vadholma cubbies.

Excessive example, but you get the point. link.I know there is always going to need to be some human involvement when coming up with usable buildings.

The Buyer is going to need to walk it.

Unless you are selling 3 or less homes that you have actually resided in for a year, or 3 or less homes you inherited, you are going to need to set up a state licensed related finance company, employ an MLO and you will need to have proper documents as required by state and federal law that relate to both the sales transaction and the lending transaction.