It was a standard local realtor and lender deal for a first time home using an FHA loan.

I can get a VA loan but again my debt to income with being on this house with my girlfriend and new car is making it hard for banks.

The buyer only pays interest so it's all straight profit while your underlying loan is amortized and reducing over time (another pillar of profit). 

Agreed mate.Too many variations and mud thrown on the word over the years.Maybe we should come up with a new phrase lolSomething on the lines of "House Hacking" and "BRRR" 🤷‍♂️"Fully Renovated And Tenanted""FRAT" property investing lolCut the FAT and invest in FRAT haha

Just make sure there is no restrictions to the extended stay model in your loan documents.

The best mortgage rate for your investment property that is available to the general public is going to be in the form of a conventional loan.

Hey @Alex Springer      What sort of loans are you seeking?

. - Can you try a hard money loan? 

A refi may or may not help the cash flow depending on current rates vs. new loans.3.

You will more than likely get a higher rate then what you have now but its a simple short term loan that you can refinance in 12 months to lower the rate when rate drop next year (which they will).Use the cash for the DP but I would also advise taking out just a little more as a "What if factor" to cover any unforeseen issues or last minute repairs.