Then once you close on the house take out a standard 30 year mortgage to pay off the hard money loan?

With BRRRR numbers a bit harder these days, it seems that would be a decent option to explore for total ROI and CoC return if you aren’t planning to take on more than 1 project at a time. 

One potential way to get super conservative is to take the least valuable income stream and multiply the NOI by comps for that income stream.

Like Terrence mentioned, if it will be your primary residence then you can take advantage of the low downpayment options and better pricing. 

Agreed but improving..Not for STR though :)  Perhaps, but they are starting to take a page out of NYC in terms of residency requirements.https://www.steadily.com/blog/airbnb-short-term-rental-laws-...

You can have companies meter them individually but being in DC I thought it would take too much personal involvement.

I use software from the hedge fund I work with a hedge fund that connects TO 4500 BANKS, LENDER, AND CREDIT UNION I can take a scenario to add it to my search engine it runs many different quotes so when I'm working with clients I put 5-10 quotes in from of them and save them lots of time and money and they go with the best program that fits the deal

Take the profits from the AirBnb and roll them into apartments.Apartments may take longer to create equity, but I'd rather do one 50 unit deal than several smaller deals.

Take the emotions out of it.  

Budgeting and Financing: Determine how much you can afford by taking stock of your financial situation.