Note one of the syndications I am an LP uses this strategy and a very friendly local ADU law as their sophisticated value add.  

DSCR options would be best as local banks require higher FICOs most of the time but each bank has different UW guidelines.

Additionally, you might want to explore reaching out to your local Investors Group or BNI Group for recommendations.

You can search on the forums for lots of posts about how to determine class, some even delve into local criteria like asset price etc.

Local investor and realtor here.

I have just joined a local team of investors as their Aquisition manager. 

I've done some localized studies and the numbers of owner occupied buyers versus investor buyers in several of my current markets are 10 to1 ratio and as high as 25 to 1. 

@Karen Chenaille@Yonah Weiss is the expert when it comes to Cost Seg.

I also host a local real estate meetup in Worcester, it's a fantastic opportunity to meet other investors, lenders, contractors and potentially find deals.

Option 1 will require experience and is just there for illustrative purposes, 2 and 3 (in the absence of experience owning CRE) will require that the borrower be local to the property (if you want the best financing available on your first rodeo, stay local and stay turnkey, your lack of CRE experience is offset by your presumed local neighborhood level knowledge, etc, you can get fancy & still get good financing once you've got local & turnkey property #1 under your belt).