Consider including clauses for subleasing, as college students may need to find replacements if they study abroad or graduate early.In terms of management, be proactive in addressing any maintenance issues and establishing clear communication channels with the tenants.

With DSCR loans, none of the problems you are facing would be an issue.

Be prepared to explain your issues and why it did not work out.  

Building the homes on shovel ready lots won't be an issue to find lending for .

Either way, it's not "easy".The main issue with finding the deal first and raising money later is the consequences of not being able to raise enough money.

Where you can run into issues is pet urine.  

If you are working with a large PM company and you have an issue 9 times out of 10 you have to go through a hotline to call.

I have a salary and a good amount of real estate income.So far I encountered issues as my real estate NET income looks like $0 because of depreciation, and so the DTI looks inflated since I have the corresponding real estate debt.I am looking for 300k HELOC on $1.2M property with $660k mortgage at 3%. 

While interest rates may be higher, these lenders can provide quick financing for real estate investments.Remember to consult with legal and financial professionals to ensure that any alternative financing strategies comply with local regulations and protect all parties involved.

Rental income is typically lower than Class A, and there may be some deferred maintenance issues.