To be most profitable, know that you shouldn't stay at your property during those times.The easiest route for you would to buy a Condo-Hotel.

But even then, I know I would not be able to refi out enough to get a HML repaid, so I would have to flip the property and the final profit out is 12k, minus the points + interest paid to HML and the cost to sell.

Is it typical for larger homes to  command a higher LTV(80-85%)  from cash buyers since the potential profit is larger dollar wise?

They have an advantage because they have the labor pool and the systems & connections to achieve economy of scale and efficiency so they can make a profit. 

I just wrote this article a couple weeks ago...maybe it gives you some things to consider along the way-https://www.biggerpockets.com/renewsblog/considera...More specifically on the numbers, calculate what you'd be profiting (don't forget to subtract mortgage interest and property taxes and all that) and compare that to what you would pay in rent. 

I don't consider the place an investment, it's my home and while I intend to rent rooms out (and can possibly profit from that if I'm lucky) I am happy to pay the whole mortgage and utilities myself and live alone. 

You may not want the liability/headaches that come with being a landlord so rentals may be out of your interest whereas if you are just trying to maximize profits and earn cash in the short-term, selling & flipping could be more your speed.

He has a great story about one deal where he put in an offer way below asking, had the agent come back multiple times asking him to come up on price over the course of several months and ultimately got the deal (with a big profit built in) by sticking with his original offer based on his due diligence.

Does anyone remember the podcast episode where the guest described a unique/alternative way that they took their profit, after the investors got paid?

You can talk to a private investor, but not sure I see a big enough profit in your deal to take it on.Start living like no one else does, get a second job or a better job, so you can save $20-30K and you can make this happen.I've had to pass on two deals 'cause I didn't have the cash to put 'my skin in the game' (just put $70k into buying a primary residence).