Or put the 88k in, refi out of the HML which requires you to come out of pocket quite a bit of money as well, and hold it long term which on paper may eventually make you whole.

Best you can get would be 15% down as an investment property or if you can show proper intentions, you could call it a Vacation home which only requires 10% down as long as it is a (SFR - single family).

It seems like a hard money lender typically a private individual or venture firm) would be the only route to go since they are a little more lax on lending requirements than a conventional lender.

Verify all utilities are transferred & rental insurance obtained (if you require)6.

I’ve heard from some lenders that I need more equity, others said there was a “cooling period” required after purchase to be able to use additional gained equity in land (from rezoning), and others needed prior experience.

The interest rate and cost is higher than conventional loans but the requirements are less and the closing process is faster. 

If it's HOA/Condo vehicle requirements you're worried about, it's usually already in a standard lease that they follow those; otherwise, they'd probably expect tenant to comply with city codes unless there's a viable reason an owner wants something more strict. 

Also check setback requirements and off street parking requirements.

When I self-managed C Class properties, I would put the requirements for tenancy in the rental listing (3x rent in income, 1-month security deposit, criminal check, etc.), and then when the potential tenants called in, I would speak to them for a few minutes, explain the requirements, get some sort of verbal confirmation on some or all of the requirements, and then invite them to different showing times I had set up.

The ADA says true service animals do not require registration, nor can I ask to see it even if they do have it.