Keep an eye on rates as if rates fall you can renogotiate the rate if interest rates fall enough. 

DSCR only requires that the rents be equal to or greater than the PITI payment or the ITI payment if you go I/O interest only.You can use DSCR for a cash out refinance, Purchase and even a "Rate and term" which is when you want a lower rate or get out of a HML - Hard Money Loan, Balloon payment, Adjustable rate getting ready to expire/adjust (Recast).

There is also a facebook group called alabamahoacoa that has conversations about these universal issues.

Would you rather pay a highrt monthly PM rate and have no added on fees?

Probably because ADUs are ugly garage conversions or the property is undesirable or overvalued to begin with. 

Seems that inventory is very low, property prices and interest rates are very high.  

A year in I completed a refi on 470k of the original loan.....between high balances and lots of inquires the best rate I could get was 8.75

I am looking to do some conversions from SFH to duplex on a couple properties and build relationships for future BRRRR opportunities!

Interest rates range from 4.12% to 6.5%.

I figure it could be a decent time to buy soon while it seems to be somewhat of a buyers market given high rates as I could be cash buyer.