The minimum "initial" lease term in Atlanta is 2 or 3 months, so they don't qualify as STRs, and thus don't have the same regulatory issues.

But even if you fall under the normal amount for debt coverage there is other loans like DSCR  which qualifies the propertys income and not your income.

I've explored refi and heloc, but came up empty as I have no chance of qualifying income.  

Neither 1031 Capital Solutions or its representatives, nor DFPG Investments, Inc. provide tax or legal advice, as such advice can only be provided by a qualified tax or legal professional, who all investors should consult prior to making any investment decision.1031 Capital Solutions is a branch office of DFPG Investments, LLC.

I'm personally looking to start the exact same way as you with a multifamily house hack.It's great that you already have an idea of how much $ you qualify for so that you know what locations to start looking in.

A property qualifies as Homestead for this exemption if an eligible owner files a Principal Residence Exemption (PRE): https://www.michigan.gov/taxes/0,4676,7-238-43535_43539-210891--,00.html#:~:text=Section%20211.7cc%20and%20211.7,purposes%20up%20to%2018%20mills.Many investors have gotten an ugly surprise when they bought a property that was a primary residence of the seller for the last 20 years.

These requirements will apply even if you do not have a formal written lease agreement. 

I cannot qualify for traditional conventional for multiple reasons but the over 200 to 1 debt to income ratio is a primary reason.  

If you can do that, then you can qualify. 3.

Being flexible in a way that still protects your investment can help build a better relationship.However, if they’re not responsive or don’t show good faith, you might need to take a more formal step, like issuing a notice to pay or quit.