I think if it's the right location (ideally California) in a nice setting, we could rent it out for a lot. 

I'd ask for the higher limits and honestly I'd ask for the highest he can provide on the policy. 

We are 10-15 years out from retirement, so our current thought is to get a STR or MTR that we can use part time in a limited capacity until retirement. 

If these are considered "rural" by the USDA (https://www.fns.usda.gov/sfsp/rural-designation) you may be limited with LTV, but there are lenders that can help you on these rural property types and qualify them with AirDNA.

Using Minut (great for noise monitoring but undecided on cigarette-smoking as the 3 sets of guests it called out- 2 were iffy/possible and 1 insists no smoking but they grilled so more testing is in order still).

Setting up a walk through with contractor. 

I'd stated the occupancy limit on the property is 4 adults and was a bit unprepared when he filled out the application with 6 total people (himself, wife, and 4 kids).

I'd be happy to set up a call to discuss your lending options and numbers.

Despite diligently analyzing Zillow and MLS properties, viable options seem limited.

I think if you set property up you shouldn’t be spending a bunch of time there.