I can only speak for myself but have been building (specs) in Chattanooga for about ten years now.  

As for the 2/1 unit There is a long term tenant (10+ years) that has a great relationship with the landlord (they seem to be friends as well) and has been paying rent on time ever since they have been there.

Typically lenders want to see activity in the last 2 to 3 years. 

An example is a $285k home that would rent for $2000-2200 with a 30 year investor mortgage at 6.25%!

Hi Jared - generally this is going to be between 75 bps and 100 bps higher in rate for DSCR Loans but it can varySharing this article on BRRRR Method refinancing that was published here on BP last year that addresses your exact questions and needs, hope it helps!

In DC and Boston both, my properties values and my rents double on average every 10 years.

In the long run, you should see cashflow go up but you probably aren't going to retire off cashflow in the early years, even if you bought a coupled dozen properties.So, if you want to dip your toe in the water the easy way, start with a turnkey rental. 

I would mention both the monthly and yearly revenue to help the investor assess ROI. 

For the past 13 years I've been investing in and acquiring single family properties through Tax Liens and Tax Deeds.

When you close on a mortgage you are signing a 1 year occupancy clause, meaning that you will use the property as intended for the 1st 12 months of ownership.