Non-residential will be a problem for most investors on this website.Furthermore, 179 expense is an issue as you need to have positive income to be able to use it.

Had a wonderful private lender reach out to me and we had a great run for 15 years.

Your Lender My suggestion to find #2 & #4 would be to go to the top of this page and click on FIND AN AGENT & FIND A LENDER.

It depends on the market, size of pool, type of pool (liner, gunite, fiberglass), insurance at your location, availability of qualified pool techs in your market, indoor or outdoor (seasonality or year round), heated or non-heated to just name a few. 

Find a local lender (probably a credit union as they love these) that offers 2nd mortgages - sometimes called Jr mortgages, HE-loans, or closed-end seconds.

Some lenders may be more aggressive and count the 75% from the leases now.

DSCR isn't going to work with a nons-arm length transaction or any type of financing/lien on the down payment

. - not a lawyer but I know someone in a similar position who acted as a private money lender (silent partner) on a rehab to generate passive income.You could also look into the many turnkey providers to sites like Realtyshares, Honemestors, etc who will provide you with a K1 for passive income.

Yes, I prefer a non saltwater pool. 

This might be because their credit score is too low or the house needs fixing.Although each lender can make their own rules about how to qualify a borrower and their investment, like needing a certain credit score; I believe that flexibility is the best thing about hard money loans since it provides each individual with vast amount of options.