I don't qualify as a real estate professional. 

I could very easily hit the threshold for a month in one weekend without a qualified applicant and no way to proceed in sending out these forms for a signature. 

My primary residence is central PA but split time between New Hampshire, Central PA, Central Jersey, and NW PA.

I have equity in my primary residence and some non retirement savings (but hesitant to dip into that… ) Interested in hearing your responses!!

The rule I was told from the planning folks is at least 0.25 miles from existing STR and at least 250ft from nearest residence.

If you refinance it as your primary residence, then yes, you will be signing a new Mortgage at closing that says you intend to occupy for 12 months, essentially resetting your clock to another 12 months.But here's the huge kicker.

Without going into too much detail, we had a mid-rise apartment building in our downtown collapse a little over a year ago which very sadly killed 3 of our residents.

She qualified with her dad so she could qualify for a bigger mortgage, so she cannot afford the monthly payment by herself.

With Nomad, you're paying a lot of extra money for a guarantee that is not necessary with skilled and experienced property management combined with masterful recommendations for property condition; i.e. what a property needs in order to be rent-ready to the degree that qualified candidates will be attracted to rent the property. 

From my employer, I have legal insurance through ARAG that covers 100% of attorney fees when buying a primary residence, filing fees are extra.