Seller is the Agent.Seller bought property in January of 2023 for $730,000Current “As Is” Value : $770,000Target Acquisition Price: $730,000-$780,000 After Repaired Value: $900,000Repair Estimate: $120,000Initial Offer Amount: $715,000Loan Program: Bank Statement Program.Total Estimated Monthly Payments (Principal, Interest, Taxes, and Insurance) $5500/month (based on $770k purchase price)Estimated Gross Yearly Income from Short Term Rental: $160,000 (65% Occupancy, $700 a night| (STR Listing Comparable properties Listing 1 Listing 2 Listing 3)Net Monthly Income after management and taxes: $11,751.25Net Monthly Income after Mortgage Payments: $6251.25 ($75,015) Per YearTotal Cash Investment: $297,000 ($177,000 in down payment and closing costs and $120,000 in repairs)Average Yearly Return on Investment: 25% yearlyAverage increase in property value per year: 5%Average increase in booking revenue per year 7.5%Property Value average after 10 years: $1.5 millionTotal Cash received over 10 years: $1.3 million.Total Equity multiple min over 10 years: 6x total return on $297,000 invested.

So infilling an income gap via people who can disappear just as easily as appear seems short sighted to me. 

Most people I know start with low money down programs so they can get away with a initial capital investment of around $25k but you also need reserves.  

My expertise is property management & I could help you with how to choose the right property management company, but it appears you are planning on self-managing.

I was googling programs and came across baselane and it sounds like exactly what i need.

Find a down payment assistance program and see what that looks like. 

I ask because it appears I can make this work by rotating occupancy throughout the 12m between my old primary (now refi'd to an investment property) and the new primary.

The program stipulates that you MUST stay in the home 5 years or you lose a pro rated portion of that 8k.

How many times does the interest rate appear in that formula?

. , I didn't want it to loose that tenant so simply i helped him to get " energy assistance" this is a program to help people out if they can't afford heating bills , I don't know if it is in your state so you my want to check this out.