He mentioned he has a large network of private lenders and would be willing to help me out. 

Some come a facet, others don't, just shop around.If you DIY the install you'll save more money.

In fact, in Ohio one can do a cash out refinance where not only does the owner have no cash invested equity, only loan to value ratio of 70% met, he may have cashed out more than he paid for the property.

If your decision making is tied to cash flow projections you are likely ignoring the fundamentals that are more telling of the properties long term success. 

Looking forward to hearing more about your journey and exchanging ideas!

its a solid strategy for sure especially as housing gets more expensive. 

That's really helpful! 

More on DSCR loans in case helpful: DSCR loans won't use your income to underwrite the loan.

Baltimore County has several landlord support programs to help manage this issue, such as the Landlord Leasing Incentive​(HABC).

Some cliff notes:REP status requires 750 hours in real estate activities, and then after you hit that, the test is materially participating in your rental activities.If it is a short term rental with less than a 7 day rental period, if you materially participate, which could include at least 100 hours and that is more than anyone else, then yes possibly can use the bonus depreciation against other sources of non-passive income.