I am hoping someone would reach out to him to offer assistance.

A special thank you to those who reached out privately to offer their assistance, extensive knowledge, and personal experiences.After thinking long and hard about all the advice, pouring over all the data we could collect, and considering we have at least 18+ years of Disney and Universal trips ahead of us with our kids, we decided to move forward with purchasing a vacation home in the area.

One strategy I like to do is build in seller credits into my offers so the loan covers the closing costs, e.g. if you wanted to offer $500K for a property, offer $510K with $10K towards closing costs and that $10K is supported by the loan and can be used on the costs I mentioned above.

I have experienced cash flow anywhere from 10-18% with so much more to offer.

@Tricia O'BrienI know of a company like this and in some states it’s required for landlords to offer it

That, and lots of refi-only loan officers don't know what they are doing, but have been forced to offer purchase mortgages because no one is refinancing, so they just regurgitate FHA rules as if they were applicable to conventional, because they do not know any better. 

@Lexie Wang May also want to offer an incentive of say $250 off first months rent if tenant moves in by say April 15th since its almost the 1st.

Are you going to offer an equity position or just interest?  

As long as you have experience there are options for this scenario, however most lenders who are going to offer a mortgage on a property that needs a full gut rehab will require that rehab funds be included.

ADU Builder here, I know you were especially wanting to hear from us :)  I'm down in San Diego and hope to offer a perspective of value, as we don't serve your area and I've devoted my life to ADUs for the past four years.