@Beverly Anderson non-investors are always warning against the risks of investing (that's why they aren't investors). 

If using a lender this is a non issue.

Advertise it as 2nd & 3rd bedroom far away from master for perfect piece and quiet.If there, highlight large opening windows and/or doors in the non-master bedrooms.

Did they verbally accept the offer or did you have a offer contract? 

When you convert an investment property to your primary residence you only get to prorate the gain between “qualified use” (as your primary and tax free) and non qualified use (as investment and taxed).

Is the proposed non-owner financing achievable in this area?

Navy FCU was not offering a HELOC secured against an investment property (i.e. non-owner occupied), neither Wells Fargo nor the several small credit unions I called were "doing investment HELOCS right now".Details:  3/2 SFR.  

Non-Owner Occupied - so far, I was told that underwriter reqs for this one is at least 20% down (which I should be able to cover but was 'denied' due to the fact that some of the funds are coming from accounts that have less than 60 days of verifiable banking history?

This could be a state specific question but in AZ we don't need any reason but we do have to give notice of non-renewal 30 days prior to expiration.

I am doing a survey for NON Licensed Investors ONLY.