Or you can offer a low enough price to make sense.

Quote from @Alex Patton: I know there are hundreds (thousands probably) of lenders out there that offer a DSCR product.

I used to cold call sellers from across the countries, and offered to buy their homes for cash.

This has also allowed us to provide some excellent incentives for our investors, locking in long term debt currently at 3.75%  through our in house financing program.

The drawback is you need to build trust and relationships upfront.Both have their place, but private money tends to offer more flexibility, while hard money is more structured and accessible if you lack personal connections.

If there was a house of interest listed it was get there same day and make a strong offer to even have a chance, this doesn't seem to be the case at this moment.

I am about to put in an offer for a investment property in Caton OH.

great advice provided - what I will add to this is if you have smokers and its not allowed I would offer to allow them out of the lease with no penalty. 

She is offering to refinance one of her homes that is completely paid off.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!