@Dennis Cobos, following what Luke said, most lenders should be able to offer this as 10% down is standard for a conventional second home purchase. 

Could I do a cash out and have cash to offer said OIC?

She's been renting it for $2,800/month and the condo has a $600 monthly HOA.I want to offer her $350,000 for the condo (its a fair price for it), 5% down payment ($17,500) and pay her monthly $2,000 for 3 years, after which I would refinance and pay her out.

It is one thing to offer incentives upon signing the lease, another to roll over at every request.

Have already found many advantages this group has to offer.

@John Retka what would you be able to offer any broker interested?

Yes, I've seen it change in the last couple of years, I had a lender that is a veteran credit union that used to offer them and they stopped.I am W2 employed and have a company on the side for real estate mainly short term rental.

I have several clients that 'self-manage' or have a full time private manager that has enabled them to offer their manager/cleaner (occasionally the same person or couple) double the hourly cleaning rate (compared to national PM companies) while reducing the booking/cleaning fees for tenants. 

I still gotta clarify exactly what properties I'll be able to offer as an STR given Jacksonville's STR regulations, but I 'll work on that as my next step.I will indeed get on AirDNA to be sure about the area I'll look to provide units -- so thank you for that, too. 

Depends on the market but if you are trying to market to vacationers or move upscale, then I think you need to offer a pool.