As a recent college graduate, I'm going to assume that you're not able to throw money around and put massive down payments on homes. 

So, some ideas would be:* take some additional courses/webinars, etc on how to obtain appraisal business, especially private appraisal work (from attorneys, cpa's, direct from homeowners, hard-money lenders, etc).

Think of your rental as a money generating engine… every month it is rented it kicks out $1600 for you.  

Acquiring an income earning property with high potential for appreciation for less than $20k out of pocket?  

Some would say that is dumb as leverage juices up the return, and I can make more money by leveraging, and yes that is correct.

Usually DSCR loans should have a value of 1 or higher at least.  But for a loan in a good city to approved i think it has to have income to cover the mortgage and the expenses.  From looking at a lot of areas like San...

Cause as I see it -in sub2 you don't have to put money in the deal + the rate for the mortgage is lower most of the time, but the work for find the deal and get the deal done is hard.with brrrr it's easier to find the deals, I mean you can also find it on MLS but you have to put money of front and get it back when you refi...so I'm little bit confusedthanks

There is money to be made and success in different strategies in RE. 

All the rent money and the mortgage payments comes in and out of the parent LLC's bank account.

to be direct: your first property, and possibly first several properties, are likely going to cost you money.