I'm torn between all options as I would love to avoid taking on the debt, but I also want to be realistic in what needs to be done and being able to get it done in a timely manner. 

I feel ike I have screwed it all up so I dont mind sharing those expierences so you can avoid them!

Tracy,From what we’re seeing across DSCR deals, exit flexibility is the priority — with rent assumptions a very close second.Most investors get in trouble not on the buy… but on the refinance.How we’re stress-testing deals right now:• Underwriting rents at today’s market, not pro forma or “once stabilized” numbers• Building in larger expense buffers (insurance, taxes, management, CapEx) so the DSCR still clears at higher rates• Modeling the take-out lender before closing, not after rehab, to avoid being over-capitalized in the dealA deal can cash flow and still be a bad DSCR exit if the loan sizing doesn’t work at refi terms.The strongest deals we’re seeing are the ones where investors reverse-engineer the exit first — then decide what purchase price and rehab the deal can actually support.That mindset alone has saved investors six figures more than once.

A practical compromiseGiven they’re being upfront and cooperative, a common middle ground is:30–60 days rent after move-outForfeit of the security depositWritten agreement releasing both parties once paidThis avoids collections, bad blood, and months of uncertainty.5.

Any tools you swear by or avoid?

It's important to work with a broker or lender that has a good reputation to avoid that. 

From a legal POV, the "make or break" detail when scaling to MF is your due diligence, specifically clear payment ledgers to avoid delays.

We have street level maps of areas we invest in and have the areas we want to avoid highlighted as well as the areas we know will generate a profit. 

Focus on building relationships with people who have done several deals, so you can see real examples and avoid common rookie mistakes.

.- Mistakes to avoid - don't try to contract deals just to lock it up.- Your #1 piece of advice for someone building a pipeline from scratch - stick to one marketing source and scale up.For my land biz, I mostly focus on social media/branding + Google Ads + SEO.