adding a fourth bedroom and bathroom along with updating lighting, painting, and making a functional garage.

I've also been in some buildings that would require pretty significant work to the HVAC units to have the controls and such be separated and functional also. 

In theory, DSCR loans should be easy but the largest pitfall is how the guidelines vary lender to lender and thus there are a lot of bad actors that make false promises to get you in the door, or they don't fully relay what needs to be done in the background for your loan to be approved.

I think my years as GC lent to this because the whole existence as a GC is via doing many JV's, every build and all sub's are in function JV's on the project.

I have rentals in the largest town as well as in many of the small towns which might only have populations of 1000-2000 people.

As far as price point you want to go up high enough where people are will to pay for great design and not just necessities like a functioning HVAC.

Please advise resident chose to exercise use of the Security Deposit Waiver Program where they utilize an insurance provider to carry a bond similar but in lieu of a security deposit on the property.This program is a product offered through a partner insurance company, XYZ, that old PM has approved which serves in lieu of a traditional security deposit and provides reimbursement up toone month’s rent, functioning as if a deposit were collected.Please note that this product can only be activated at the time of vacancy, and it is automatically voided if property management services with old PM are terminated.It cannot be transferred to a new management company.In the event of a mid-lease transfer, your new management would need to either:Offer a similar deposit replacement product, orRequest a traditional security deposit directly from the resident.

Horton, America's Largest Homebuilder, based in Northwest Arkansas.

The last was 2009 when my largest commercial property lender pulled the plug on my loan. 

It may be worth comparing the cost and functionality against your current setup to see if it’s a better fit.