Going to do short term rental as well. 

If is 65% and below LTV you won't need to provide reserves. 1.

The one negative is with multiple tenants in a house is potential for conflict among each other but could be reduced by screening all of them well. 

HELOC rates are high right now as well, which most lenders would not give the full amount anyway (maybe $15,000-$20,000 max in a credit line) which would leave your only option to be FHA anyway and still be tight as your DTI would increase more based on that.

So @Mike S. is providing the perfect solution for you. 

Quote from @Dustin Wilkes: Well hello there everyone.  

I provide short term rental furnishing and renovation finish list that includes paint colors, light fixtures, cabinets etc.

It can be trained to provide an initial analysis but I agree, nothing replaces expertise and sound underwriting. 

I currently use Wells Fargo and it’s a pain in the butt to keep going there in person and setting up a security deposit account.

We do well with ours in Denver and Colorado Springs, for instance.