My DTI is pretty high but I was going to try a DSCR loan w creative financing, To delay bigger payments until I get the tennants out.

What I mean by this is considering how much your down payment returns to your net worth (appreciation, loan paydown, tax benefits, AND rent avoidance).

Since you've likely built a lot of equity, cash out refinance would allow you to put a down payment on a new property while keeping the cash flow from this one.

Situation:A property just sold at foreclosure auction via foreclosure of the senior deed of trust, previously the property was in foreclosure as the second deed of trust was in default but that was withdrawn and then the senior deed of trust foreclosure and sale followed. 

For a loan example that we would not qualify for a loan (unless you want to make a down payment):-purchase is 150K-renovation is 100K-ARV is 300K -Loan to value is 83 percent, so this is not a loan we can qualify you for unless you want to bring a down payment to closing.Here in Atlanta, it is getting harder and harder to find deals under 70 percent because of all the competition.

Things do happen and plans change so typically the bank will not care if payments are made.

Save that cash flow up for your next down payment.  

Typically higher down payment and higher interest, but an option nonetheless. 

She wants me to get the home and land but want to give the money she would receive from my down payment ($80k) and monthly payments to her estranged son’s children.

I'm a recent college grad myself, and I am currently saving up for a down payment on my first house hack.