Surprised to find out that my area qualifies for a USADA loan -- a lot of benefits it almost seems too good to be true. 100 % financing and in Turner's book he said that it was an option -- but unsure if you can rent other rooms in a single family house (didn't get the impression you couldnt in Turner's book) but the USADA site says you cant rent out a rooms under a USADA loan "right away" -- whats the legal rule?  

Getting a STR right outside city limits will probably continue to be an option for the foreseeable future.

The other option was to partner with a builder on a new construction home.

As Sasha said, it's only an option if your child is disabled.

During this time I am working in parallel to order appliances, furniture and trying to time deliveries.

I would love to connect to talk through some options for this client and others. 

They will automatically receive their signed copy once they complete.Another option is to hire a property manager who can handle the under writing of the lease and addendum.

I also have a partner with a full time job and great credit score as well, so maybe my best option would be to include him and have him apply for the mortgage.

You will then have a few options with that rent money....you can put it into principal or you can start saving it to purchase yet another property.

In that case, have you considered the option of using the HELOC to purchase the home & make renovations - while then renting it out for the time being, instead of worrying about renting out your current home (with flood concerns)?