I personally BRRRR'd 16 houses in Memphis last year.

And finally (I personally despise this option) you offer cash for keys.

As I don't have large down payment, I am thinking to start building a portfolio with finding off market deals that have equity and do bit rehab/renovate and later get refinanace to pay off HML with a traditional lender/DSCR loan. please share any thoughts on my plan and any lending resources.

Practice your personal elevator pitch in the mirror out loud until you feel comfortable saying it. 

That person does work, but we'd want the other person to be financially responsible. 

TIAEither way, I would get on a plane and check out the cities in person.

but again, recent changes in the market have made cash flow much tougher just about everywhere.i don't invest in Florida myself but I'd pick a couple markets, go to each one in person, and look at as many places as you can. 

Will they respect their obligations when they move out or will they stick you with a large bill for unpaid water bills, damages beyond the deposit and extraordinary cleanup expenses?  

After you Rent and are ready to refinance, how do you work it so it doesn't go against your 10 maximum personal loans you are allowed to have?  

If you will be using a DSCR loan, property will be owned by your LLC but if you're the only person on there, he would have some right (or could claim) to that property upon your death or divorce.