I'm just worried about "that one time" I'll hire a guy who's not insured to do a simple job and he'll accidentally (or intentionally) get injured and try to come at me with a suit.

There's so many catalysts for population and job growth (Intel, Honda, Amazon, Nationwide Hospital, etc).

Yes its common.

Refinancing with conventional or DSCR is the most common way, which would allow you to do a cash out of 75% LTV.

Another idea besides DSCR which is the obvious best overview option for you ( though will be more expensive then traditional financing ) is partnering up with someone with a solid W2 job who can get financing. 

Then 2 weeks later the husband that was on the other side, not the one with the pot, texted me and said his wife had been hired to be my boss at my day job.

Jobs?

Plus the obvious infrastructure investments, population and job growth. 

But most is common sense from my vantage point.  

Although 20% is more common If you do seller financing it is whatever agreement you can come to with the seller and then you can cash out refinance at a later date.