A qualified CPA who understand tax law and loopholes in the IRS code can shelter a great deal of your income from exposure legally.

Outside of expanding my portfolio my ultimate goal would be to find a mentor who can help me get the exposure I need to learn everything there is about real estate.

If you went to a smaller bank in Texas to refinance your property in KC, MO then they may be afraid of the market there because they have no exposure or understanding of the KCMO market.

In general, it is calculated by: DSCR = [Annual Net Income + Amortization/Depreciation + other non-cash and discretionary items (such as non-contractual management bonuses)] / [Principal Repayment + Interest payments + Lease payments].

If you want to add some type of a bonus structure on the acquisition side (or disposition when you sell down the road) you can consider doing that as well. 

As @Bob Malecki pointed out, this also can have a downside of exposure to the property owner/lender.

Has anyone considered bonuses or penalties based on tenant surveys?  

The thought was to jump start the REI portfolio in an attempt to reach a tipping point & replace a significant portion of our current monthly income with the added bonus of equity & possible appreciation. 

-Performance based bonuses for the GC?  

Bonus question - most the homes you would use BRRR don't qualify for FHA..