And to answer your subject line question - yes, pure DSCR loans absolutely work for long-term rentals.  

It seems like there are lots of solutions for REIs and LTR and STR folks but not much for pure MTR like myself.

Or just purely investment?  

If you’re just starting and want to invest while moving from Staten Island to NJ, you’ll want to first decide if you’re aiming for a place you’ll live in (house hack) or a pure rental.If you’re open to living in the property, a multi-family in NJ is one of the fastest ways to get started.

An S-corp on top can make sense for active income (flips, wholesaling, property management), but it doesn’t usually reduce tax on pure rental income and can add payroll and multi-state filing complexity.With multiple states (NC/SC/GA/FL), you’ll also want to factor in state filing and nexus before stacking entities.You’re smart to think about protecting assets and your 22% bracket, but I’d model a simple version first (just LLCs + your current return) and only layer in an S-corp if the numbers and activity level really justify it.

At $100k/acre, you’re right — cashflow is nearly impossible without a specialty angle.In short, you’re not wrong about the math on “pure ag” land.

SFH will sell on a pure comp basis, but MF will attract investors looking for yield. 

This deal only works because you’re house hacking.If this were a pure investment with two rentals from day one, I’d probably pass.

.), andCan meet with you at least once a year purely for planning, not just tax prep.

I designed one that is purely focused on the bachelorette scene.