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

In addition, 5% to 8% each for maintenance and cap ex would be way too low in virtually every market but possibly not in high rent San Francisco.  

Security deposit amountYou can find plenty of examples by searching for "tenant estoppel certificate doc" or exchanging "doc" with "pdf" for more options.Here is an example and explanation: Sample EstoppelSome have a lot of legal jargon but this document does not need to be so detailed.

Just a non detailed catchall.

If you don't have the "dough" you don't have the "go".Based on what you are saying you will need 20% down payment for a rental + closing costs + operating reserves (in cash).Most people will not have this--some will do what they need to do to get it--some will not, some can not.A good first step might be to save up as much as you can for a year in a special savings account--by living frugally for 12 months.Then explore down payment assistance programs in your area for first time home buyers of a primary residence--if you qualify (and the home is in a good area for your 'Family" vs Gunshot Alley, then buy a home for yourself and your family.Getting on the track of being a homeowner will give you some additional strength, after a few years of ownership, re-asses your situation.Or work 2 jobs and save the 20% down, closing costs and operating capital you will need, but if you do that and your wife divorces you for it, then you will be in a worse situation than you are now.In the mean time, [1] read Rich Dad Poor Dad, and [2] have fun with your family doing things together (while you have the time), rent a boat for an afternoon, go on a pic-nick, hike in the woods, etc...

I always have a number of books and podcasts I am learning from, and I have detailed goals and plans for growing my portfolio and business.

In addition, the equity I have in the home represents the vast majority of my nw, so I feel like I'm not well diversified. 

Or the loophole details?

My post isn't meant to argue your idea, but more to contribute additional thoughts to the discussion.Thanks for the response and the discussion.

In the future, consider getting permission in writing via text or email.Most people don't care, and the pictures usually aren't detailed enough for a viewer to see anything personal like documents, family photos, etc.