I talked with a commercial loan officer and he said typical rates are 6% with 15 year amortization.

When applying for a DSCR loan, lenders typically assess the property's income-generating potential and calculate the DSCR to determine the borrower's creditworthiness.

Price labs also has a market analysis tool you can utilize that has been a little bit better.

We sold a Triplex last year for $505k and a recent Duplex for $421k+/- both received healthy seller concessions and planned to be owner occupied utilizing rents from the other units to reduce their costs of living.

Looks like you are living for free (beyond taxes, insurance, and utilities).

Being a private money lender who lends out my own money, the typical response I receive from potential borrowers is that it is hard money.

You also have to finance only once, with a BRRRR you typically finance twice (or all cash up front).Finally Rent. 

You can utilize internet comparison tools, speak with nearby insurance agents, or ask around for referrals from other local investors.

If the Florida property could cash flow or at least pay the mortgage taxes and insurance, utilities ect then they would just have a payment for their house by me.  

Let's say im wrong by 5% (which my model is typically within 2.5% accuracy), $199k exit.