It seems counterintuitive, but broadening your net and search criteria into multiple markes will more likely then not slow your real estate investment process.

Before the interest rates make another jump, I want to do something productive with the equity in the house.

Still decide first what you are investing in, then speak to a mortgage broker (not a bank as they follow conventional guidelines and usually don't offer DSCR based loans) for best asset based loan products for your asset class.

For security I like Ring products as they are low monthly costs ($10/month), yes the equipment costs up front may be a few hundred dollars but keeping your monthly costs low will increase subsequent cashflow, traditional alarm companies can be 40 to 60 a month.

No wonder the loan officer told me it’s overwhelmingly popular product and always here it amongst investor! 

. * the added trade references will add credit profile depth, as will uploading your financials* your deposit activity and use of bank products (business credit cards) shows ability to repay* bank rating is formed after 90 days of deposit activity

I have seen some loan products for a second home that only allow it to be rented for 180 days as well. 

I know it's a process, I have a few years of graduate school left, so I don't mind slow and steady on the project. 

As you mentioned, this also opens up the option of using a low down conventional loan product vs FHA.

A few years from now you could start seeing fire sales of ghost town Airbnb bubbles when domestic travel slows down and/or when big cities make it more appealing for people to travel post Covid.