She didn't think the case holds much water but it could be very time consuming resulting in high fees.

You have a lot of high level questions here, so I have high level replies:DSCR loans: Pros- they don't follow the rules for conventional loans, so your personal financial situation is irrelevant.

We do not recommend to any of our clients to pay points right now as the industry as a whole is anticipating rate cuts within the next 12-18 months.

I bought Class C inexpensive properties in 2023 ...I recommend not doing this if you live far away.

The outcome of the E Church Street deal in Stockton, CA, was highly successful.

Rents are high too, don’t get me wrong.

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.

My recommended next step is to reach out in your local network (probably folks here on BP) and attempt to find a reputable lawyer with specific RE/LLC experience in your state/area.  

You can get good rents at low entry points in some of these areas, but there’s the question of finding good tenants along with the downsides of being in a high crime area.

Maybe if you buy it and live in it where you only have to put 3-5% down you could pull something off… but we bought mostly C class properties back in 2018-2021 and our dollars to close were usually in the high 20’s to low 30’s just to buy the property with 20% down.