I'm talking to a few about eventually looking at long term rentals as the STR market seems to be pricing the locals out of the buying market.  

There is a possibility I can get 3 houses for under 10k each but they aren't for sale and I would have to direct market to the owners.

Hello BP Community! New investor from Clayton NY.  Right in the heart of the 1000 islands (Yes just like the salad dressing!)  I am currently employed in retail sales and am very excited to start my real estate invest...

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

There are "rules of thumb" to operate by, but they are general guides that change with time and definitely change with markets. 

There is a lot of competition in Greenville, but a very desirable market.  

Does anyone have suggestions of locations to look at that are decent to live in, have a good rental market, and have available properties that are reasonably priced?

I am marketing toward Subject To prospects and I have never seen this particular topic regarding refinancing sub to brought up before.

No, but neither are all market tenants.

However, if they do, they are likely just 'okay' with it and would likely leverage the 10-07 market rent analysis on the appraisal to actually calculate and determine the official DSCR during Underwriting.Hope that helps, if you do have a tenant who is willing to be flexible, the 12 month is always the safest bet.