I only had about $20k to my name and a negative networth so you’re miles ahead of where I was when I started. 

If you go ahead with the offer, the fee is applied as credit towards purchase of the home.  

You would have to qualify debt to income wise but if the purpose of the home fit the guide lines rulebook, HUD 4155.1  You could buy your next home using FHA.There are a lot of loopholes when buying and using FHA, VA-Military, USDA, DPA-Programs you just need a seasoned mortgage banker who can walk you through the process ahead of time. 

So I went ahead and did it, and then realized that there was no program that I could find where gift money was permitted for delayed refi.

Reason for Arizona is that it’s a 5 hour drive from so cal if I ever want to go back and visit during the weekend and also RE is much cheaper.

It seems right now were we used to underwrite for current times we have to look ahead for the upcoming future growth of a value add property.

I went ahead and secured a HELOC.

Buy inexpensive ones from a local box store.The other option is visit a few thrift stores to look for curtains.  

During the pandemic, I tried to rent to visiting nurses because my market had completely dried up - both vacationers and visiting scholars disappeared.

Do all of your due diligence ahead of time, other than survey or title/lien search.