The only thing out of state I would consider is PA cause it's still on the up and you can potentially hold and rent anything that doesn't sell for a decent rate where the rules/laws are better.

Normally I could just wait, but during my approval for the offer, I had to lock my rates at 6.25% FHA and the rate lock period was over around the 16 of July.

We bought the house in 2021 and have a 3.5% interest rate. 

While I strongly prefer not to use this type of product, it can be useful when a property is too "gunky" to qualify for a 30-year fixed-rate loan.

Insurance has been crazy in Tampa and im curious to know if anyone that does buy and holds has any good insurance companies they can recommend that aren't charging outrageous rates.

In order to be in the upper echelon of available listings, or reach occupancy and rates above the average Joe, your listing needs to reign supreme.

Then it all goes away and the company has to eat both the past due amount plus their legal fees. 

So in conclusion, it would be financed as a conventional with 20% down ($100k), and out of the $400k, $300k will be at 3% and the remaining $100k will be at the current mortgage rate?

I don’t want to be accused of discrimination, I won’t keep up on local law changes, I might be reluctant to charge late fees and with their knowledge of going rents and rent increases they usually pay for themselves.

For example, I mention that every adult must pay a $30 application fee, pass my credit/criminal background, make a combined income of 3x the rent, and whether or not the property accepts pets.