House hacking is probably your best option.

The agent turned down a seller financing option - although it was not ran by the seller - because the agent said the seller is so done with the property that she wants nothing to do with it at all.

I've been at this a while and have over 70% equity in my combined portfolio, and I'm over 50 years of age, so I don't look at creative financing options. 

If they Counter, you have the same 3 options to respond. 

This is typically HIGHER than option one. 

Hard money lender/DSCR - both are good options.

OC California is very expensive so investing out of state can be a good option.

They should have the option to install a security alarm at their own expense.

I can get prime-0.51% on a HELOC but I don't love the risk to my monthly payments if rates rise - that is why I like the fixed second mortgage option. 

Florida, particularly Tampa and Central Florida, is a strong option because of steady demand, landlord-friendly laws, and solid appreciation.If you’re debating between short-term and long-term rentals, I’d say long-term rentals are more stable, especially with the recent saturation of Airbnbs.