Donut shop is usually a specific immigrant's family business tradition, that's why it's so niche and hard to enter, similar to Milk Tea shop or Taqueria.But I'm wondering rather than investing in endless multifamily syndication, why I can't just invest to a milk tea shop in front of my home LOL maybe in the future there would be more opportunities to have this gap to be recognized.

You don't want anyone learning how to do them on you.You also could potentially do "hard" money loan for purchase and rehab, then when it is done put traditional 30 year permanent financing in place.DSCR will typically be only for rentals after reno and rent will need to be a $1 or more above your PITI....So if your PITI is $1000, you'll need rent of $1001 or more....so you can back into the math to see how much loan/leverage you can use. 

However, it's important to keep in mind that you should be prepared for higher interest rates and fees compared to traditional mortgages.

Creative financing includes the host of strategies beyond traditional mortgages.

While a MF or commercial property is only worth the income it produces, SF can be sold to both investors and traditional homebuyers, and can often be easier to sell (although not in my market for the past few years, small MF is moving quickly).You'll find people on BP who have generated massive wealth doing anything and everything, but you'll probably find more who've done so with MF housing.

You may pay a little more but you may find a more traditional rental is worth the higher price point. 

Are you working with a traditional bank or a mortgage lender/broker? 

I financed this deal with a traditional conventional 30 year primary residence mortgage.

Is this something worth pursuing right out of the gate or would you suggest getting experience with traditional rental properties beforehand? 

Look into a secured credit card if you're having trouble qualifying for a traditional credit card