Otherwise you can take the extra payment and make 4-5% with no work, basic investing. 

Unless the deal specifically needs non-QM financing, it's hard to justify the extra time hunting down a lender calculator and figuring out their specific requirements just to compare it against conventional.

So you have to raise your nightly rate to pay for Airbnbs extra fees so that you can make the same money.Luckily most of my bookings come from Vrbo.

A practical approach is to weigh whether the extra $200/month cash flow and appreciation potential outweigh the added workload and risk, and make sure the numbers still work if unexpected expenses come up.

The Lender’s DCR – Theoretical and OptimisticLenders calculate Debt Coverage Ratio (DCR) by dividing Net Operating Income (NOI) by Annual Debt Service.Their version of NOI is usually based on: Market rent (sometimes even above actual rent) Standard vacancy allowance (often 5%) Limited expenses — typically taxes, insurance, and maybe management at 8–10%That’s it.

You’ll still need to pay tax on depreciation recapture from the period it was rented.If you sell after March 2026, you’d lose the exclusion and the entire gain would generally be taxable.Oregon doesn’t impose an extra “penalty,” but it does follow federal rules pretty closely—so you’d owe state income tax on any taxable gain that isn’t excluded federally.In short: sell before March 2026 to qualify for the exclusion, and plan for some tax on the depreciation you took while it was a rental.Perfect advice, right on the money! 

What it means is that if you receive a $1k bonus, you will pay an extra $220 in taxes.

I am looking for a calculator to help with sub to deal analyzing.

Do your own calculation utilizing an actual paper form and by following the form instructions very carefully and see what you get.BTW - I use TurboTax and for some very odd reason Sch B was showing pennies on my entries, but nowhere else in my return did that happen all were rounded as expected.

Seems there's a spread there Yes, "I'll invest the extra 100-200" is what investors would do.