I want to buy my first house hack around fall time this year.

Remember, just because interest rates fall, housing prices don't necessarily appreciate right away. 

In my area the appeals are heard in the middle of the year with the result of the appeal coming out in the fall so that the taxing bodies have the information for the following year's taxes. 

Three months of being under contract and having the deal fall apart due to you not producing any qualified buyers will get under any seller's skin. 

I started doing it because our market, in peak season (summer and fall), is a traditional Saturday-Saturday weekly rental market.

San Diego flood victims are being provided permit amnesty so that previously unpermitted work can be rebuilt.It is interesting that if your property has unpermitted work, the city is providing amnesty so that the property can be rebuilt as it was prior to the flood.  

It is no doc as far as verifying borrower income and such so its rare that the deal falls out

Where your DTI falls as well as your credit score will play a part in whether FHA or conventional financing is a better fit.

Just want to add that the Fed is planning to cut rates later in 2024, which should lower mortgage rates, so you might want to wait until fall for refi or HELOC.  

So many other risks with the unknown sale....like maybe the house doesn't appraise and the deal falls apart, etc.