Hey Dan,I'd find it challenging for a traditional lender to offer IO for a 5 year period using non owner occupied RE as collateral.

A better option would be to try online software like room42.io or similar. 

I have even complained to Google and Apple and in astonished that the app is still available for people to download and get scammed out of money. 

When you pull comps, make sure you're filtering for properties with at least 1+ acre or you'll be comparing apples to oranges.Running the quick math on a flip scenario at $235k entry:If ARV really is $360k and you're into it for $60-70k rehab (based on your "renovated kitchen/floors" note suggesting it's not a gut job), you're looking at $295-305k all-in.

You are mixing apples and oranges.

Things may have changed now but when I was doing my 3rd or 4th VA, trying to do an apples-to-apples comparison of a VA and Conventional loan, the Conventional won.

You can do a 10 Year IO period on a DSCR loan either on a 10/20 or 10/30 structure. 1st 10 years will be interest only and then afterwards the loan will turn into a fully amortizing 30 year or 20 year loan. 

Constantly shopping a deal will inevitably lead you to a bad apple and you will pay the price at closing.... 

(like Room42.io for example), where the cost is neglected, for someone just starting out, the more useful near-term question isn't "should I do cost seg?"

For a single property, that can feel steep, but the tax savings often justify it if you can use the deductions now.One thing worth checking out for smaller residential properties is room42.io - they've built a platform that delivers IRS-defensible studies for around $500.