EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

So I guess one option could be to do a DSCR loan, Airbnb the property in full, and then in the future, refinance into a conventional when my DTI allows me to down the road.

Or if you wanted to sell a rental to make the $200k from selling- you'd have to pay capital gains, and unrecaptured depreciation tax and potentially depreciation recapture. 

While you are at it, put the next person on MTM to create some equity in the contract when you have problem in the future.

I have been living where i am now since 2022 I don’t want to ever sell it because its in a good location and it has potential to be a great rental investment i just don’t want to lose my interest rate by leaving and renting it out i have heard that your mortgage can be called due by doing that.

So someone who is looking purely to maximize potential return (and has unlimited time) is unlikely to find this a good fit.

My recommendation would be to choose potential markets - in several price points - that have strong rental demand and year-over-year rent increases and that also are in markets that are appreciating. 

Don't wait for the future, make it. 

Financing through a personal loan usually offers better rates and lower costs, but using an LLC builds business credit for future investments.

We'd even be happy to move them into one of our (future) properties and just let them keep all/most of their rent income as free cashflow.