If you refinance it as your primary residence, then yes, you will be signing a new Mortgage at closing that says you intend to occupy for 12 months, essentially resetting your clock to another 12 months.But here's the huge kicker.

My guy will start closer to May 2025 on his.I should mention my guy owns a primary home already as an inheritance that at this time we have no plans to touch.

Short term rental homes/units drive up the price of homes faster than primary residences and long term rentals.Shifting from long to short in some locations is perfectly reasonable, however I highly recommend you check out your local city's ordnances discussing the requirements for short term rentals.

I have equity in my primary residence and some non retirement savings (but hesitant to dip into that… ) Interested in hearing your responses!!

Should I use the equity in my primary home to purchase my next home?

With a primary residence you will likely get the best rate too.I will add that 5% conventional doesn't work as well as 3.5% FHA.

I currently have a conventional mortgage on my primary residence. 

I'm building an ADU here at my primary and would consider another SFH nearby if I could find the right deal.

. - If you are NOT buying the property as your primary residence (in this case, it sounds like it will be an out of state rental), you are looking at putting 20% - 25% down if you are going to use a conventional mortgage.

FHA will allow up 96.5% financing on a 1-4 unit property for a primary residence purchase.