There's not really any such thing as being 'too far'--once you're non-local, it's all the same.

@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.

Not assisting living or nursing home but homes for elderly who just can't keep up with their property and want an apartment and maybe someone there encase they need food and to make sure they take medication and if they just need some help.  

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?

I'm sure you've read the White Coat Investor as many medical professionals have read this book and believe its the bible until they start to think and invest for themselves. :)If you need any assistance please feel free to reach out.Thanks,