Aside from RE (but business goals related) I'd like to do financial advising on a consulting basis, am currently getting my CFP, and have been pursuing financial independence for six years and hope to be FI within the next 3-5 years.I'd love a mastermind group that can discuss real estate and business/investing goals and progress, be inspired by others successes, and learn from one another.

Price wise, houses in the area mostly follow (roughly) national inflation rates.

They are not going to get anything better than 5% even if they had a social as rates are above 5%. 

Hello, I currently live in California and have been successfully managing my multiple properties in the Frisco (Texas) area for the last 3 years.

We have also had, historically, a 5%-ish difference in rent rates when renting out in December and January as opposed to other months.

If you're comfortable with a smaller percentage for expenses, change this part of the calculation - just realize you're ratcheting up your risk exposure on the property.Divide the net operating income by the prevailing interest rate (5%?

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

with todays  rates , many  borrowers  wont  want to have their  1st mtg  rates   touched ?   

Others may disagree, but I would highly recommend paying off all of our debt and increasing your savings rate before investing. 

It requires the borrower has significant experience and is very costly (in terms of rates/origination)It's generally really risky to do 100% financing especially if you are inexperienced.