A few things to note-Loan payoff isn't part of the calculation of what taxable gain will be. 

I’m currently closing on my first property in 2 weeks using a FHA 203k loan to help with renovations. 

So if the house is worth 300k and you owe 200k then most you could pull out would be 40k (minus costs) and it would be a second mortgage most likely which would be expensive. 7.5-9.5% likely.But, you can put as little as 15% down for a conventional loan on a single family.

I have multiple lenders that can do 100% financing for the short-term rehab loan, up to 70% ARV for 1-4 unit properties.

Buy box: Location: Approx. 30 min drive to Boston Heights, for workNeighborhoods: Decent walkability score - not far from shops/restaurants/trendy neighborhoodsIdeal tenants: Close to hospitals/universities/schools for professionals/students/familiesBudget: $175-250K - Buying w/conventional loan, 5% down/ approx 20K reno.Property type: MFH 2-4 units - preferably side-by-side, with a yard we can fence for our dogUnits: 3+/1+ - better if 1.5/2 bath per unitTimeline: Plan to live there for 2 years, but possibly only 1 year if we find another investment opportunityGoal: Focus on appreciation - would like to see cash flow in year 2-3 (the year we move out), including overhead (Vacancies, Maintenance, Utilities) and budgeting in PM if eventually we don't manage ourselvesValue add: Opportunity for some forced appreciation, but not a full reno - cosmetic upgrades and updating kitchens/baths while we live in one unit.

@James Calvert there is conventional financing that allows you to use renovations to make the property livable, just as you would with an FHA 203k loan.

That will be a big factor with regards to whether you can qualify for a DSCR loan or not. 

Hard money loan How did you add value to the deal?

Quote from @Eric Huntermark: Additionally, as I'm thinking about conventional loan products as well.

Then I refinance it with a long-term DSCR loan.