My cash flow is not great because of high insurance rates and HOA fees.

Average Rental Rates, Q1, 3br, 2ba, Single Family2024: $16822023: $16302022: $1523Average Rental Rates, Q1, 2bedrooms2024: $11372023: $10792022: $1102-John Williams, Property ManagerClarksville, TN

Here's a bit more in detail about how rates are calculated for DSCR loans:1.

Usually income will have to work at the fully amortized (principal + interest) rate. - Lower down payment programs. 

As we all know, the market is crazy right now with rates and all but I have been wanting to start investing.

If that is the case, you will most likely have to use more of an “investor” loan product, which will have a higher rate associated with it. 

Speaking of costs, seller carried financing generally does not come with lender fees.

Hello Murray, Assuming the new owners are interested in selling, you'd want to offer enough to help them cover their transfer taxes, legal/title fees, other closing costs, and possibly their moving costs. 

I might start by calling  my insurance agent and asking how this will affect my culpability, not to mention rates.

Expect a higher rate and/or fees with these types of programs.