It is not the lender but VA loan guidelines. 

my house rent would be 2300.

Depending on where it is, I might work with Section 8 housing in my town (Winter Haven) or set up STRs in the other 3.

Prepare the house and take photos2.

House hack How did you find this deal and how did you negotiate it?

I have a current tenant who would like to buy a rental house he's leasing. 

I am a loan officer in CO licensed in Colorado, Arizona, Arkansas, California, Florida, Kansas, North Carolina, Tennessee, Texas and Wyoming.

Considering your goal of house hacking a duplex, while FHA loans are common for first-timers, there are alternative financing options to explore:Conventional Loans: Need more credit and down payment, but offer flexibility. 203K Loans: Ideal for fixer-upper duplexes, bundling purchase and renovation costs.VA Loans: Great for vets—no down payment, competitive rates, and no mortgage insurance.Portfolio Loans: Private lenders, good for unconventional income or credit histories.Hard Money Loans: Quick, high-interest, good for investments or major renovations.With $30,000, mix it up—use it for a down payment, maybe pair with a conventional or FHA loan.

We have a $180K loan on it.

Then you can show income should you need to get a loan, finance anything etc.