Im self employed, roughly make $130k gross anually, 1099 NEC , no debt at all, 740 credit score.  Want to get a loan for $250k in AZ

A certain SF, # of bedrooms, school districts?

Maybe get 0.5% but your rate is going to be a lot higher.

The Taxable Value is uncapped and equated to the SEV upon a sale or other transfer of property ownership, with limited exceptions.Homestead versus Non-Homestead Millage RatesCounties & cities in Michigan are allowed to set their own millage rates, with one restriction – a primary residence (Homestead) is exempt from up to 18 mills of school taxes on their Homestead property.

Is it the last rental rate you charged, or is it the going rate in the area + 10%? 

When you're talking about interest rates dropping I think you mean mortgage rates but the government isn't getting rich off of those.

VA loans are the only loans that allow this, and there is no rate penalty for it no longer being your primary home.With that in mind, you could do a cash out refinance today at a higher rate than current market rates which will create profit on the loan, we can take that profit to pay for your closing costs.

Focus on neighborhoods near employers or schools, and explore slightly outside Austin for more affordable options. 

I'm currently pre-approved but my lender gave me a "mid-level rate" which I believe isn't my actual rate since I haven't chosen a property but me not being as educated on the behalf and thinking it was my actual rate I decided to rate shop a bit.

We only get a statement from the management company about the rate.