Thirdly because it could be outlawed like Oahu or so highly restricted, like Vegas, that it’s worth only what the property is worth, or less. 

(i'm a remote investor) Unfortunately the appraisal came in very high so I'll need to pull comparable sales!

I have a high credit score, good income, and money in the bank, but I have been having a difficult time finding a DSCR lender I feel like I can trust.

This sounds like a high-end neighborhood.

I have a husband and 2 kids and I promised my son we wouldn't move again until he has graduated high school (3 years).

I have a deal right now where a capital partner would likely get 20-30% returns but I have not been able to find someone yet despite setting up lots of meetings.

My personal DTI is too high.

I would highly just consider getting your RE License and conduct transactions legally and through a broker, it will alleviate all of this mess. 

For what it's worth, my current job has a very high barrier to entry in terms of experience/licensing so I can get hired tomorrow and make the same money if I ever needed to come back.

Zip code 27801 has, according to this article Where N.C. mortgage holders are underwater on their home loans, a state-high 10.9% of home loans considered "seriously underwater", Q1 2024.