There are products out there designed for this.

with such a high mortgage rate, it is very hard to find cash flowing investment even at 40percent down. everyone makes it sound so easy to find something with cashflow, but its not.There are cashflowing properties all over AL, GA, MO, OH, MD, PA - we're funding $30 mil a month and 50%-60% of our business is rental loans.

For example, I am a little concerned about some aspects of the business cycle recovery and a potential for a double-dip so I lean toward the safest part of capital stack which is debt (or low-debt equity).

By classification, I assume you mean zoning designations? 

This code is designed to prevent swimming pool accidents."

Can be concurrent with identifying civil engineer to design access and utilities and architect.

I want to use my business as the borrower to protect my debt to income ratio so DSCR seems to be the best route. 

Again, you got to know where and WHY your investing there (make it about the numbers).... as any business model should be. 

Regarding how to structure my business - I do not have an LLC setup as an agent and just plan on purchasing properties under my investments LLC, then getting paid as myself for my commissions.

The trust part can be hard b/c you're not able to check on the properties as easily but that's part of building long term business relationships.