It sounds pretty identical to my house hack and rental here in Arvada.

Unlikely you will get caught but mortgage fraud is a federal offense.

@Chris Seveney I would think that would be blatant fraud. 

If the units are identical, you're going to have next to an impossible time evicting the current tenant. 

If the cost / rent per unit was identical I would do the SFH as it gives you more options on the back end.

At the last minute, landlord asks to do a background check which stalled for months and I claimed that it was because of identity theft issues.

My investing start is almost identical to yours (same age and everything). 

The first reason being that my credit was hit a few years back due to some fraud charges been done against my Credit,so I went for a Heloc a few weeks back and still couldn't get it done. 

I am usually firmly against ESAs because of all the fraud associated with the industry, the fake Doctors, Etc....Also the fact that the government is essentially taking control of private property is a huge deal-breaker for me.But - this sounds like a legitimate deal from what you have said....probably best to just go along since she's a great tenant.

Will I be committing fraud if I state that I will not use as "Investment property" and then list it on AirBnB?