I am living on the SE side which is ultra-competitive currently.

She has already been great so far communication wise, she keeps the place spotless, and she has lived there 5 years, making me her third landlord while she has lived there.

(we live in a tiny house on the acre separate from the house)Has anyone dealt with something similar or know what is the best way to make that income usable for a loan?

It's always someone else's fault that a person has any deficiency, NEVER peoples own fault for how they live. 

Well then how am I going to rent the rooms out of the property while I live there?

I think the #1 most ridiculous poster is the person living in a desirable, high-appreciation location who has plenty of capital to deploy who asks which crappy undesirable market thousands of miles from where they live is the best place to buy their first investment property.

But by all other standards these are 2400 sqft 3-story townhomes.These homes are electrified, powered by the sun and incorporate the latest heating and cooling technology. 5 Mitsubishi Mini Splits and a CERV system by Equinox work to provide a very comfortable living space.

You need to ensure the work is done professionally to maintain a safe living space.

This strategy leverages your equity to expand your real estate portfolio while potentially benefiting from appreciation and rental income.House Hacking:Use your equity to purchase a multi-unit property (like a duplex or triplex) where you can live in one unit and rent out the others.

I am about to 1031 exchange an investment property for another but I did live in this property 1 out of the last 5 years.