However, the 203K loan is a specialized loan that will beat you up and spit you out if not done by a loan officer that only does those loans.

Check with your local building inspectors office to see what the actual property is, check to see if there have been any permits maybe to increase it to a 3 bed.

Just don't know which one would look better to a loan officer.

Then I became a NYPD Officer and then a City Fireman.

We rent to a decent number of younger, single women and I always recommend to them when they bring this up that they either consider not doing it, or maintaining the financial lease in their name only with the boyfriend as a resident at the pleasure of the authorized tenant - this way, when the inevitable domestic police call occurs, she has a greater chance of not being put out of her own home by demonstrating that he's only there at her pleasure and that she's the responsible party on the lease.

Just don't know which one would look better to a loan officer.

I'm currently working full-time in the military (National Guard) as an Operations Officer and loving it.

He hired my company to manage it and when we called to schedule the rental inspection we were told we have to first call the permit office. 

In his case, he had a barber shop as tenant, legally allowed, and insurance is covered.As to insurance rates, an office tenant is the lowest, bodega stores much higher, 3 times higher based on risks.

Conventional max LTV's:  1-unit 95%, 2-unit 85%, 3-4 unit 80%.So if this is a 3-4 unit, you would need to be at 80% LTV and there wouldn't be PMI.Also if your income is below the income cap for the program, Conventional Home Possible is coming back on 11/15, which allows up to 95% LTV for a 2-4 unit.Check with your loan officer on your options.Hope that helps, best of luck!