I plan on still acting as the tenant for now; could a DSCR loan work in this situation, or does anyone have any recommendations.

The loan amount is $1.5M.Here is what I am trying to beat:-15 amortization (client would like 20 if possible)-rate is Pime minus .25-.50-.1 pt.

If you do be prepared to have a rate of 9.50% or higher which in most cases would be a higher payment than if you simply refinanced and lost the 2% rate.You may also have road blocks with a HELOC that a cash out refinance would not have due to cash in hand and one loan. 

Also look to see if there are extended stay-type hotels in your area as that is a good indicator of market demand.

-Type of deal/loan that would best help me to achieve my goals. 

The loan biz has followed this formula for decades and there is a good reason for it!

I have approved people in the 500's because it's student loans that has brought their score down (I ignore medical and student loans).

With an FHA loan I would easily be able to buy the land cash and have the down payment.

I should be able to qualify for a DSCR loan or conventional loan, but I see down the road that this could affect my DTI and make it difficult for me to get more mortgages in the future.I understand I could use a conventional investment loan and my parents could co-sign the loan to give me better terms, but does this remove the loan from my DTI?

Purchase price: $380,000 Used my VA loan to buy this new construction detached townhouse at 0% down to live in.