We have a lot of owners convert to Mid Term or Long Term rentals.  

Nonetheless, you can base the DSCR calculation on PadSplit rent (if there's a history of PadSplit income being produced) or short-mid-term market rent (an analysis done at the same time of appraisal).

Evenings aren’t possible for me since I work mid shift, unfortunately.  

Mid thirties couple earning very well (more than 8X rent) with a small pet.

It's usually someone with a high W2 income buying a primary then doing Mid-Term or Short-Term Rentals with an ADU. 

It is surprisingly easy to manage out of state and if you want more tips on how, check out Bigger Pockets book "30 Day Stay" on Mid Term Rentals. 

., short-term rental, mid-term rental)?

If you're open to mid term renting (we transition to this during our slower season), I'd also recommend speaking with the university and trying to see if you could try to be the source for their mid term housing.

I know one person that did this recently and was able to negotiate no money down and 12% over 5 years but this was probably in the mid west.

Transparency is key- detailed budgets, timelines, and exit strategies will set you apart.That said, moving to a new home mid-project could add a lot of stress.