@Allen Berrebbi I use FreedomSkips.com same high quality data as Batch, NeedtoSkip, and SkipGenie without the high prices.

Passive real estate investing comes with its own challenges of course, most notably finding quality syndicators and the high minimum investment (typically $50-100K if you invest by yourself).

Her D-to-I is high due to the purchase of our primary home and with us starting to supplement her W2 income with 1099 income.

This may not apply to everyone, but it does show that great deals can still happen and there's still power in house hacking! 

Asset depletion/utilization loans with no income docs for primary are going to carry a higher rate like @Erik Estrada mentioned, but this seems really high.

There are DSCR based seconds available for investment properties, however the rate and fees are high. 

How are the property taxes in Nevada; fair, high or low? 

The price seemed reasonable but apparently it is too high.

Do like any wholesaler and market to high equity properites in you "buy box".

Being a builder, my first thought goes to the construction type items: Tile or wood floors, vinyl shower kits, high quality wall paint like Behr Marquis, solid wood furniture, good appliances not cheap rental ones, easy to maintain yard outside like DG, artificial turf and gravel.