Again, it is illegal for a lender to give you a loan if you cannot reasonably pay it back on the home where you will live or plan on living. 

I am planning on doing floors, bathrooms, new AC, and other things so most of the house is getting fixed up.

@Connor HeatonRead the specific HOA agreements for each community you plan to invest.

something to note i plan on doing private loans and house flipping down the road also.

Hopefully you plan on doing $25k & avoiding seasoning to grow faster 

Planning on renting the current residence home to group home in Minnesota as we move into a new home.

@Zeke PalmerIf you aren't planning to hold then I would invest in Cleveland/Dayton where the margins are a bit better

You are on the right track but remember each specific STR market / local area is going to have some tweaks - one thing I noted is that for the markets you are looking at can vary with temperatures - some different expenses/planning for areas that can have winters (snow, etc) that wouldn't be standard in other markets

She can do a quitclaim deed to you and then you can take a HELOC on it, but what are your plans for the property? 

I like to help plan with newer investors on creating ROI and also, help growing investors and showing them routes to increase ROI.