The city/county laws for the most part seem to mirror state law (AB1482) so my current reading is I am exempt from "rent control" and "just cause" requirements. 

Here's a casein FL - Seller in foreclosure has 120k principal @4%, Shes 10k in arrears, house is worth about 250k, good condition.She wants to stay at the house, but doesn't mind selling it if needed.She will likely not qualify for a loan mod at the moment, good amount of equity.She works in the medical field, just took sick and fell behind.I was thinking of offering to pay her 10K in arrears and creating a 2nd mortgage @ 10% interest.if she defaults, i can foreclose,  as there is a bunch of equity there.any thoughts of a better scenario that i can make more of this situtation?

I think for you to invest in real estate it will be better to finish up the fellowship first b/c I know how grueling medical training is and I do not think you will want to spend your " golden weekends" getting on a plane to go look at properties. 

I have a home that I bought while I was active duty. I lived in it for 2 years prior to turning it into a rental property. After I moved out, I separated from the military. I am past the 5 year mark since living in it...

To qualify for a homestead exemption on the house I would have to transfer it from the LLC to my trust..

Is it zoned for things such as a filling station, or a strip Mall, or medical dental, or a church.

Lots of opportunity because of new jobs and medical district. 

Travel nurses hold a special place in my heart because my husband was hospitalized for a long time and we met so many special travel nurses and other medical professionals ; )  That said, the niche of medium term rentals is growing every day.

The only thing, I notice now is, my agent has not tickmarked - Notice of Exemption.

Similar endeavors are underway in Rhode Island and Telluride, focusing on assisting first-time homebuyers and developing affordable rental properties.One significant strategy employed by these governments is the utilization of tax-exempt financing.