As some have mentioned, the ozone treatment is the ONLY way to go.  

Generally for an investment property under conventional cash out refinance, the max LTV will be 70-75% - so you can calculate by (700k x LTV).As @Nicholas L. mentioned, it's a good idea to compare conventional and DSCR cash out refinance options.

Do some research to find a location that has good accessibility, amenities, and a strong rental market.Seasonality: As you mentioned, it's important to find a property that can perform well during all seasons.

I am so excited to be part of this community and can't wait to work with some of you to find investment properties in my beautiful neck of the woods.

The fha 100 mile rule will be triggered whenever you try to vacate your current primary and also trying to use the rental income to qualify.However, this 100 mile rule can be exempted for the following rulesRelocationIncrease in family sizeVacating a joint owned propertyNon-occupying co-borrowerIf you are not trying to use FHA on your 2nd house hack, you can use conventional and the rules that I mentioned above will not be a concern.

Able to charge more with a waiting list. 

As mentioned above, it is a sign of a healthy market cycle.

heloc terms are not the same as fannie mortgage terms (like @Chris Mason mentioned)for instance I have a 90% heloc on an old primary that was ZERO cost, and the rate is prime -.001%. this additional LTV might help your cause. a heloc is also not necessarily due once you move.

Lease dates, as mentioned, are important to know because you will need to give adequate notice before being able to raise rents.

Real estate license as mentioned would also help.