Catch is ... it is zoned at RM20-A, which for those of you keeping score at home, is apparently not eligible for a Non owner occupied STR. 

It would just have to be non-owner-occupied and with a 20% done payment. 

I would also tweeker, I mean tweak, the non-existent application process.

My question is, do I need to send a non-renewal notice as well? 

The hospital is going to ask for it over and over again during medical checkups.

I've talked to a ton of lenders and if they know it's an investment property, you're looking at 15-20% down minimum (non owner occupied).

If the answer is no, and the only goal is to sidestep some ability to deduct something, or be able to deduct a non-deductible personal expense ....assume it's a no-go. 

That was an excellent non-answer to my question, Skyler. hihi :)No they are not all the same. some are only interested in dealing with conventional purchases other are as you say better at handling assignments or double closes, some are commercial specialty, etc....A investor friendly one would be, at least from my point of view, one that understands there may need to be some last minute wheeling, dealing, and adjustment made to close a deal, understand what needs to be done and do not freak out about creative deals.Maybe my understanding or thoughts are wrong but that's what I meant by investor friendlyregards :) 

Itemized breakdown has ridiculous amounts for damages, thefts of toolboxes, medical claim, loss of use etc.

Long Term non-paying Tenants.