With regards to the interest, where do the Applicable Federal Rates (AFR) come into play?

Renting out the house doesn't sound like it will make money or break even every month, once you account for vacancies, maintenance, increases in tax/insurance, and turnover costs... unless I'm wrong there? 

You'll also hear people talk about cost segregation & depreciation, which are great, but not everyone is in a position where they can maximize the benefits of depreciation.Also bear in mind that it doesn't need to be either-or.

My thought would be househack with minimum cash contribution, force some equity, then do a rate/term refinance roll in costs and get refunded your escrow balance and another $2k at closing. 

I know I could drive all over the place and price shop and save money, buy my free time is worth more than the savings- most of the time. 

If the lender contests the funds release and don't choose to release the escrow funds back to you, it can get tied up in litigation and after 3 years will be surrendered to the state by the title company.Your best bet is to go with a legitimate company that will be up front and transparent with you about the terms and costs before you are already committed.Seems like everyone is telling you the exact same thing so I really do hope you make the right decision here.

For a free financial software program also adaptable for real estate ownership you can use WAVE.   

We have several qualified people who have already requested an employment application.

I acquired a townhouse in 2022 on a small street of about 40 other homes.  I was initially told there was an HOA but eventually found out it's not active and there's a lady who lives somewhere on the street that pays ...

To be clear, it is totally ok to APPLY for more than one (shopping rates/lenders/brokers) however having multiple loans going at once (if you were doing a loan for your primary and one for a rental at the same time) requires disclosing on the application that you are getting another loan while your current loan is processing.