The primary reason is I'm having a hard time following your math, the numbers given don't really line up - I'll get to that in a moment.

Many Private Lenders are offering the initial costs can add to your primary loan but it is usually for one year but might be a good solution. 

I currently live in a home with my parents. The home is valued at around $425,000, and my parents owe around $287,000 on it. My parents want to turn this house over to me and have me run it as an investment rental pro...

Since it is your primary residence I think you can write off your mortgage interest, you don't write off the $$ spent fixing it up - but you would keep track of those as part of your cost basis when you go to sell.

Hard money lenders in Florida (disclosure I do lend hard money though that is not my primary business) are not likely to lend at below 10% (there are some exceptions) and will generally require 65 LTV (loan to value).

It was my primary residence and then a rental property since 2014.  

I currently reside with my family in our primary residence, and have been consuming podcasts and books, with the goal of buying our first investment property by the end of the year, if not sooner.

@Yonah WeissThey help you build credibility on the platform. 

We are working on a platform that will allow Realtors to be the Business Champion, for their local school. 

While this to me seems to be a very practical approach there are zero properties in California that meet my needs and in the loan it states the property must be my primary residence.