I'm based in Florida and investors here are getting killed by Taxes and Insurance.

Hey Daniel, If you are qualifying for a DSCR based loan, you do not have to do the extra step.

Our property management company is based in central Charlotte, about 30 minutes north.

My estimates are based on personal experience having done a fair amount of renovation on my primary residences and estimates from friends and family who are contractors.

Why would someone be willing to take payments on a home based on your promise to pay?

Jacksonville is a great place to invest as I'm sure you've figured out based on your homework.  

DSCR Rates are going to vary by quite a bit based on multiple factors (more than conventional), primarily FICO, LTV and DSCR - but also buydowns, prepayment penalties, and some alternative structures.That being said, I would say the average rate right now is around 7.5%, but can vary all the way down to 6% or higher than 9% for some special cases (like Multifamily 5+ or Mixed Use)Heres a couple articles on what goes into DSCR Rates (in addition to market) that hopefully helps!

Think like company like homes or zillow or local exp team that could offer a very efficient buying process thus could offer more attractive buyer commission, especially at expensive home price above 1 mil area, that would impact heavily on heavily-dependant commission based broker. 

If you are in a strong market, you should be able to find a renter within 1-2 weeks.

I would let him know that any unused rent money would be refunded, along with his deposit, assuming he meets the lease requirements.Personal opinion based on the information shared.