But they are only available after 7pm each evening & weekends is their quiet time together so no visitors.I wrote a detailed letter explaining what they need EMD, closing costs, DTI, escrow/month, mortgage pmts etc etc & all requirements to qualify for conventional financing.

Currently, the rental income would not cover the mortgage payments, but I'm considering refinancing if interest rates decrease (possibly conventional to free up VA entitlement) as well as adding a fifth bedroom to increase rental income.My Plans: I intend to retain the NC property due to a stable tenant with a recently renewed year-long lease.

These are advantageous as they look mostly at the asset's for the loan not necessarily your personal statements as much as conventional loans. 

You would need an owner-occupied loan like a conventional 5% down mortgage.

I am thinking about moving into a new home in the Bay Area and just got pre-approved for up to $800k conventional financing not FHA due to me owning rentals.

Consider factors like neighborhood, school districts, and proximity to amenities.Financing and Mortgage Considerations:Investment Property Mortgage: Understand that an investment property mortgage may have higher interest rates and require a larger down payment compared to a primary residence mortgage.Future Refinance: Consider the possibility of refinancing the property when you decide to move in, potentially lowering your interest rate and monthly payments.Loan Types: Look into loan types that might offer favorable terms for investment properties, such as conventional loans or FHA loans if the property meets the criteria.Rental Management:Long-Term vs.

So, I want to buy this house with a conventional loan as a primary home to house hacking and take advantage of the separate meters and all of that.

This is accurate but I would really like to emphasize that "private lender" has become the best name for DSCR Loans as well which really should be distinct from Hard Money Loans - DSCR Loans (from private lenders) are much closer in form and rate to non-QM and even conventional than hard money.We for example would consider ourselves "Private Lender" with "DSCR Loans" for turnkey rental properties and "Hard Money Loans" for loans requiring rehab for a flip or BRRRR. 

I have an investment property in Pittsburgh, PA that I am rehabbing for rental, but I don't want to go through the conventional route.

If you do decide to do it you can get better rates on conventional loans.