With my situation of not being bankable, would DSCR loans still apply to me?

Hey @Patrick Braswell  You shouldn't have any issues getting a DSCR loan as long as you have at least 1 borrower who owns 20 to 25% of the property, or if a couple of you can get to that level combined. 

Year long lease typically, with subletting allowed to offset summer months cost to tenant.I worked out some high-level math: Assuming there is a 6 bedroom single family house for sale for 800k, and I can rent for 6k/month.Financing: 350k cash, 450k loan @30yr, 3.8%.Assumptions: 7% vacancy/yr, $4000/yr repairs, $10k/yr property tax, $4k/yr insurance, 8% management fee+50% first month rent on new leaseMonth-to-month breakdown: Income: $6000 Vacancy, Mgmt fee, repair, taxes, insurance: $2300Loan PI: $2650I'd take home ~$1000/month. 

Your realtor will be able to give you a much more detailed market specific answer but with house hacking and a VA loan it should be possible to get 0 out of pocket.

Are there any loans out there that require less than 10% down?

Question: Should I collateralize the loan (if using private or hard money), or rely on roll-over loans (to maximize the lower points and 3-4% rate)?

Using the 203k or now the HomeStyle loan you can buy a fixer upper and get all the money to renovate. 

$600 a month wouldn't be enough for me and serial refi costs money, generally loan time also. 

This year I may see if if I can get a construction loan to build 20-30 apartments, then refinance with an asset based lender. what markets?

You can use alternate financing (assumed loan, sub-to, owner financed, etc).