I’ve been working with several lenders for DSCR loans, but I’ve found that the fees are quite high, with minimal benefit in terms of lowering my current interest rate.

Rates are high, usually in the high 8s or low 9s, and you may pay 2-4 points on the loan. 

On the other hand, if you're aiming for long-term rental properties, getting prequalified with a lender specializing in traditional loans or DSCR (Debt Service Coverage Ratio) loans is key.

I'm feeling most drawn to a buy and hold rental investing strategy and like the idea of the BRRRR strategy in tandem with VA loans, basically refinancing VA loan backed mortgages to conventional loans once there is 20% equity in the home.

I assumed you'd use HELOC for down payment + another loan for the rest. that is 100% financed. 

It allows you to take advantage of a low down payment loan.

Will he and potential buyer of the property be subject to Commercial financing or will the property still qualify for residential 4 unit and under loan types/primary?

"District South was financed with a fixed interest rate construction loan from our partners at First Financial Bank NA.

I would suggest reaching out to owners of multi family who have no loan on the property.

Sell your car and get a loan on a new car.