So I've been looking to purchase a rental since the beginning of this year, but I've run into a couple obstacles.

Live several months a year? 

Was able to get an offer from a broker for a fixed rate HELOC at 8.4% for 120k over 20 years.

I have a side by side duplex I have been house hacking for the last 4 years and I am unsure if I should keep it or sell it.

Croix for 18 years and still work as a virtual legal assistant for several attorneys on St.

Literally maybe 3 month old article and really contradicts a lot of what you said:https://www.benoitproperties.com/news/miami-housing-market-s...

We use a YTDpaystub and last year’s W-2(s) to calculate income several different ways:Hourly or salary income calculated to a monthly amountYTD income divided by number of YTD monthsYTD + W-2(s) income divided by the corresponding number of monthsIf these numbers vary too much, then we investigate and require an acceptable Letter of Explanation.Employment StabilityUnless an applicant has exceptional credit, we strive to determine their stability of employment to make surethey’ll always be able to pay the rent on time.

It's free for buyersThey used to be paid by most sellers, but more and more sellers like me won't pay the old crazy % commission rates,movig forward 2024 a fix fee ($2,000) at best from sellers for buyers will do! 

I bought a property that I was told was empty for 1 year, when I suspect it was empty for 4 years actually. 

Basically ~50 years including my mom’s rental without an eviction.