It satisfies the basic requires though: We used a long-term lease for our state provided through Avail.co and then we amended it to specifically allow for sub-letting (easy to do with the software/website). 

My Realtor has since voiced that there were bad operations on the team and multiple mishaps with other clients — Realtors putting amendments in front of clients the day of closing and their inability to effectively communicate with clients the amenities of the units.

Tampons and wipes do not break down, even if the packaging says otherwise.I also recommend amending your lease.

This depends don't the lender, and you can honestly just amend the PSA if needed. 

In either case, we are planning to amend 2023 and in 2024 taxes be able to purchase under an FHA.

Everyone will walk away feeling OK if you amend the original agreement.

Most investors opt for the skeleton versions that truly miss the mark and lead to convoluted amended and restated agreements that cost far more to correct than simply paying for the agreements to be drafted by a professional at the start. 

I don't see any way that this would be the case as there are no amendments or term changes at all from the initial lease to the renewed one. 

If you can't add any more units "By Right" and you are Not within any of the ADU Pilot areas, then the only current option would be to hire a Zoning Attorney and try to obtain a "Zoning Map Amendment" where you would legally change the zoning designation for your specific lot in order to permit you to add another unit.

Also, before doing so ensure you can take full advantage of a cost segregation on a STR.You don't need to amend prior year returns to claim it.