It sounds like paying 1 point to buy down the interest rate would be your best bet in order to meet the DSCR, as it seems the most cost effective strategy for your goal (keep as much cash in the bank).

Find one in your area - I bet you there are several and they’ll more than pay for themselves.

Yet I'm still too chicken to cash this house out and get an apartment building or something in a cheaper part of the country.Couldn't I hedge my bet though by refinancing $200K or so out to make some Midwest moves?

Wait I bet you will tell them..

It is a safe bet to say between $100-$200 monthly.

There are also a ton of free resources on web and social media as well as books that are helpful guides.   

In general after doing so many it takes me about 30 minutes to modify an entire sheet and scour the web.

And, while a particular elementary school in the Richardson ISD may be a "6", it is still in the Richardson ISD, and you can bet there is substantial effort underway to raise those rankings.  

Your skills are going to help you tremendously in RE (and it's only a matter of time and experience before you get your contractor's license, I'll bet!)) 

I bet if you needed help for a day you could post something here in the marketplace (That is where it would have to be posted) you would get a lot of people who would jump at the chance to spend a day with Joesph.