I have targeted Houston Texas ( Harris county), but the competition is extra ordinary.

Figure out all the extra expenses of utilities, management, perhaps hot tub, internet etc. go low on income and high on expenses and see how the numbers look.

Maybe if you can take a week of vacation or sick time or PTO or whatever you can to get some extra phone time in.#4 Before you do any of that while you're prepping to get started is detail out all your databases. 

Other option is try to come up with extra money to refi into a long term loan.

It's easy to obtain, costs very little, and doesn't require extra, on-going effort to maintain.

It could be any side-hustle you want just as long as you like it and your able to save some extra $$$.2.

That said, some lenders might be open to negotiations, but you’ll want to be extra careful about the terms.

I personally don't see a problem paying a couple of extra pts for a 1% reduction in the loan but some people I know are very adamant that we shouldn't be paying pts at this time in the game.

It could be any side-hustle you want just as long as you like it and your able to save some extra $$$.2.

I would consider the mini-split an extra amenity and ALSO a BACKUP heat source.