Odds are good mortgage rates will drop a little more over the next week or two, or at least not move up during that time period.

If it is such a great deal, and owner financing is not an option, your best bet is to bring in an investor to cover the down payment and reserves.

Looks like there's some good possibility of a little above-average appreciation there like you said, but I probably wouldn't bet on that. 

Scottsdale and surrounding areas seem like my best bet but i'm uncertain about how strict those areas are on STRs.

Assuming they are still good tenants and want to stay, why not keep rent the same but ask for an 18 month lease, then in summer if I raise the rent and they move out, I have better odds of renting it quickly with less vacant time.

Anything else I am willing to bet someone that makes money from selling lists or providing DMM services is behind it all whispering in your ear that DMM is OK!

**I'd push hard on the first option: I'd bet my annual income that if you met with 3-4 commercial lenders that you would find one that meets your needs.

What I'm asking is how to improve my odds of finding good deals assuming I am looking for new markets to go into anyway. 

Do this a commercial loan and I'd bet you find a bank within your first few calls.

Talking to a more local lender that can do that would be the best bet though since it is not a standard loan product, I believe.