Hang up is the inability to house hack (I’m living in our primary w our family of 6), our VA is tied up (so no lower down expectations). 

Ideally, you work on a smaller project first, but if that is not an option go to an existing job and talk to those existing clients.BE VERY PARTICULAR AND NOSEY

The QuickBooks Online Plus subscription could be a great option for you.

There are variables that can have terminal rates lower than initial rates, supply and demand as well as interest rates are a few.

@Michael C. wondering what option you decided on.

even with a lower purchase price that's probably 1/3 of DC's they still mostly still don't work - rents not high enough, too much deferred maintenance, not in the right location, or all of the above. 

Im assuming getting a lower refi rate would lower payments also improving my DTI Ratio ?

I do intend to consult a CPA but wanted to have some understanding of possible options before I interview a CPAThanks AM 

I do think remaining debt free (aside from a mortgage) is the best option. 

On that program it does require 'Full Doc" income so W2 or 1099 income would be required.DSCR also offers 30 Year Fixed, ARM programs for lower rates and Interest Only which can help with first few years initial cash flow.