Incline Village also allows STRs, but sometimes HOAs don't allow for them.

My purchase was an HOA lien on an apartment.

There have been some headaches, recently a break-in at a turnover & we had to go down and hire our own contractor because they were stating ridiculous numbers to fix it, some HOA issues. 

I would like to stay away from condo given the HOA fee that will continue to climbThanks

To qualify, the income from the property will need to be equal to or greater than the monthly principal, interest, taxes, insurance and HOA (where applicable).

I this era of high taxes, insurance, and historically normal rates (notice I didn't say high rates as they are currently somewhat the historical norm), it's hard to do a higher loan-to-value deal and get the rents to cover the PITI + any HOA.

I want single-family initially, no HOA’s, good school district.

Obvious things is to build on my own land (once purchased) so no HOA.

The lender will want to see that the income generated by the property can cover the monthly principal, interest, taxes, insurance and HOA (if applicable).

So if it was a Home Owners Association suing for their HOA fees, any primary mortgage would survive.