That person then completes our application process.

Ive been with NFCU for 6 years and believe I just ended up with a disorganized processor/project manager and decided to close out my application this morning. 

There are 30 year fixed options available, but the rate will be about 1-3 percent higher than regular Fannie Mae rate.You could go Fannie Mae, but you'd be limited to the purchase price for cash out. 

The fees are $20 permit application, $20 for the inspection, and $150 for a RE-inspection if you fail the first one.  2.

To have them cosign, do I just have one or both parent fill out a rental application, and I just check their references and credit just as I would any normal tenant?

It would save families from trying to navigate San Antonio and make it to the events on time; It would allow them to spend more precious time with their graduate-because time with their sons and daughters and siblings and spouses is very limited on that weekend; and it would provide a year-round opportunity for you to keep the unit filled and cash flow.

I’ve seen 100% LTV in my area but at higher rates, and certainly not all banks are offering that high of a limit.

Or could I get pre-approved based on projected rental income and then get a signed lease before the actual loan application? 

That works less and less the more expensive a place you live, so that might not be applicable where you are, but when that is the case it's usually made up for by a much higher monthly rent (i.e. high property tax areas usually mean high cost of housing).

Most of the HOA in our area (Jersey shore) have some type of restriction to limit rentals.