Make sure if you go into a contract (no option period), you require a substantial earnest money.

I have about 40k cash but was looking for financing options 

You'll need to consider DTI for any of those options, which is usually the limiting factor for people as they start to scale. 

My model tenant (best tenant we ever had) will be moving Dec 1 so I'm looking at my options. 

Quote from @Robbie Shiver: Quote from @Tim Delaney: One option is to call around and talk to some STR managers.

You should talk to a few bankers about options.

Another option here could be to buy down the interest rate a bit. 

For an owner-occupied property with 5% down, consider a conventional loan with a renovation option like Fannie Mae  or Freddie Mac.

These loans are more flexible in some cases.As for banks in Cleveland, some of the more investor-friendly options to consider might include:Huntington National Bank - Offers business loans and could be open to working with foreign nationals investing through U.S. corporations.First National Bank - Another local option that has experience working with investors, especially through corporate entities.

If it was originated recently an option would be to have them refinance it - but if it’s a low interest rate then they will most likely want to keep itWhat does your operating agreement say about this?