For one property, the manager loaned the property money, not allowed by the OA, which created (unfair in my opinion) distortion when using capital accounting.

This would allow you to put 3% down on FHA loan and rent out the others to offset, hopefully cover, your mortgage payment + taxes + insurance. 

Is there a best 1st Business loan I should use? 

My DTI is pretty high but I was going to try a DSCR loan w creative financing, To delay bigger payments until I get the tennants out.

Factor in at least 40-50% of rents going to operating expenses.Financing: 30-year mortgages will have lower monthly payments than 15-year loans, increasing cash flow.

The loan you originated still must be paid in full.

Notes - where the investor is the lender and you are loaning the sponsor money.

If your 401(k) allows for loans that may be an option as that money is not taxed (per say) unless the loan is not paid back.   

I’ll love to househack a multi family property (like a duplex) using the FHA loan program.

so most people will have to be as leveraged as possible to scale (at the beginning). as in, keep your LTV high and focus on buying 'as much' ($$) RE as possible. this is if you're doing a pretty run of the mill REI strategy like buy and hold. i came across an interesting guideline once: if you could sell today and net 7x+ your annual true net cashflow, you should cash-out/refi, or sell/1031. think of it this way: if your portfolio in a year is worth 1m market value, and you owe 600k, and have a lender that will do a portfolio loan at 80% ltv, you could cashout refi and get 200k to play with (minus closing costs). when you compare the now-lower cashflow from the existing portfolio (higher LTV & maybe different rate), to what you can do with 200k cash, THAT'S where it gets fun. maybe you lose 1k/mo in cashflow on the original portfolio (literally just made up a number, idk), but you can gain 2500/mo in cashflow with that 200k.. then doing the cashout/refi earned you a net increase in your monthly profit of 1500/mo, plus you're getting debt paydown and appreciation on "more" real estate, probably getting bigger tax benefits, etc.