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

Hard money lender/DSCR - both are good options.

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.

BIG bonus is you snag something with Timber that will grow and you can do a selective harvest 20 years from now the Timber could end up paying for the building of the home.

This might give a one-time (non-scalable) boost to cash flow, offer multiple value-add options, and allow the house-hacker peace of mind, via the assumed mortgage, in long-term breakeven or positive cash flow in the event that the value-add plans end up not being executed, and/or the person has to move out, and rent by the room or STR become unavailable for some reason at a future date.

House hacking is probably your best option.

Check out https://legaltemplates.net/form/lease-agreement/termination/...They have more options.

Renters today have more options and properties that are competitively priced to get leased faster!

(I'm not including expected appreciation in my ROI numbers, I'm just treating that as a bonus). 

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