The lender will need to send an appraisal out to see what the estimated ARV (after repair value), in order to make sure that the ARV is above the cost acquired for that house + land.

Luckily I stayed in the car and they let me drive away.The problem with some of these C class areas are that you're going to get high vacancy, evictions, and high turn costs with tenants damaging the property. 

If you buy a package of 6 lesser houses  that means I have 6 roofs, 6 hvac, less cashflow, and likely subpar appreciation(dollar for dollar) compared to better areas.The reduced maintenance costs, higher rents, better tenants, appreciation, and reduced hassle factor for new construction are real and attractive.  

Here is the backstory: I started buying single-family homes in Milwaukee 15 years ago and pretty soon migrated from C into B neighborhoods ("A" would be 500k plus here) and some of my friends invest in larger MF so I thought that's the next step for me as well and started shopping for a commercial deal maybe about 50 units.The issue is that I did not want to go into the affordable housing space and assets in the quality I liked were so insanely high priced that I would have needed 40% down to meet DSCR guidelines - not to mention rehab cost to bring it up to our standards.

I own the property in my name so in my county I can represent myself but for the cost, it is worth it to have a professional that knows what they're doing handle it, and also having someone to answer all of your questions is nice.3.)

Due to the economic development trends and business friendly policies within NC we here in Raleigh are set up for better probability of success than most markets in the country. 

question can I roll renovation cost into the DSCR loan?

In your case, this appears to be $800k - $600k = $200k.You made no mention of the rehab costs.

A roof on a typical duplex may cost $8k to tear off and replace.  

Remember, that it costs money to refi...if its a small amount of juice to squeeze, I would just run your numbers to take a look at what makes sense for you and your journey.