Commercial lenders are wayyy lower-doc and more painless, and pricing/rates has actually improved with commercial lenders, where Fannie and Freddie have recently decided to reduce their Investment portfolio, causing their rates to rise a little for investment properties.

Also, if you go HELOC route, make sure you ask whatever lender/bank you are going with if they ever reduce or even pull the line at their own discretion, which is something they can do with a HELOC. 

I want to reduce my federal income tax to zero.

I have not had any leads, so 2 weeks ago I reduced the price to $1500 and still nothing.

Also, if you do go the DSCR route, explore reducing the prepay if you don't want it. 

HiYou can say there was leak and you fixed it and send the receipt of material to water company. sometimes they reduce the sewer portion of the  bill, which is usually twice the water bill.ThanksReddy

They have policies and procedures in place that will reduce losses.

You can purchase land in the 100-200k range near oceans/beaches that could work for Tiny houses or I recommend looking at Glamping options to start to reduce your risk and make the process easier. 

I would also prefer to purchase something local (St Louis) so I can learn the ins and outs of property management - i think that is very important in reducing costs and improving cash flow, at least at the beginning.

If rents aren't going down, or go down less than sale prices, then it's probably worth it to hold the property.Remember, declining prices also reduce your insurance and (possibly) taxes.