Its certainly possible to get into the upper/mid sixes depending on the qualifying factors but can also say that the rate benefit to ARMs right now are very paltry - probably 1/8 or 12.5 bps (only 0.125% lower) at best

Currently in my first house hack, a duplex I purchased in December 2022 for 444k with an 3.5% FHA, the property was in just good enough condition to qualify.

If you can qualify for an FHA loan that would be good too.

They will also have tight guidelines and likely the borrower will need to be very well capitalized and qualified.

To us, we like the benefit of having tenants there so we can have rents to help qualify for the loan for buying the place, and if we occasionally have to deal with a crummy one, that's just part of the business.

The good thing about investing in Tampa - you will most likely never have an issue finding a qualified tenant.

My situation is that my STR averages less than 7 days, I have material non-passive participation, so that I qualify for the "loophole". 

Why does she not have a job.I would not accept her unless the ex husband was willing to be a guarantor since her income depends entirely on him paying.If it were me I would be continuing to look for a working applicant that qualified.

Short-term rentals do NOT allow events such as weddings, parties, specialized retreats or any commercial activities.”So make sure your geodomes qualify for STRs.

This will be subordinate to the existing FHA loan, but you’ll need to qualify based on your credit score, income, and debt-to-income ratio.Home Equity Line of Credit (HELOC): A HELOC could also be an option, offering flexibility in how you draw and repay funds, though it might come with variable interest rates.Balloon Payment Loan: This type of loan can offer lower initial payments with a large lump sum due at the end of the term.