The goal would be to refinance after reno, well within the maturity date to payout the seller, and transition to a traditional loan with a lower interest rate. 

But if we can prove to these folks WE ARE real then maybe we can get a more traditional relationship like I have with my RE broker network we have established over the decades.. ?? 

I recently purchased a mountain cabin in a location in the western US which gets quite a bit of snow as a short term rental.My primary vehicle is a 4 door sedan.

Most towns are very against this, it smacks of "bringing in the wrong people", ie, those who can't afford to buy or rent a house, which traditionally meant minorities. 

At age 25, I am 'retired' from a w2. im not traditionally retired though.

If your voice message is wrong, and it resonates with traditional home sellers that want market value for their house, no matter how many leads you harvest, you make ZERO deals.You are asking the wrong question here.The correct question is, "am I truly reaching motivated sellers?"

We aren't turnkey in the traditional sense, but we do find investment deals in OKC.

first of all let me say, there is NO one size fits all when it comes to loan programs. what makes sense for you may not make sense for someone else, so take my opinions here as exactly that - my opinion. i am personally not a fan of DPA. reasons being the rates are always higher than traditional counterparts, and they're not usually even gifting you any money.

I used a traditional 20% down conventional loan for an investment property.

My 2 Cents: Cashflow: if your property can make cash flow inspite of the vacancy and other things today, going for a mortgage, you are good now  and for the upcoming future. traditionally, During recessions, the rental values haven't changed mush and the prices of homes fell but the amount since you are already baking into the calc the todays high prices, when they go low you can refinance and then be good on lowering the payments. remember the cashflow is the principle that is being paid to mortgage and Net income after mortgage payment.