I see no rationale where they deserve an STR permit over a STRs that provided proof of paying transit occupancy tax and being good hosts (few complaints/issues, etc).  

A mixed use zone can be a good transition between residential and commercial.Impact - My wife used to live in a dorm with a high speed train going by every couple hours.

It has been a great LTR, but it is transitioning to a MTR.  

Trying to avoid having too many transitions in carpet to hardwood/vinyl flooring and plan on doing LVP throughout the entire unit, bedrooms and bathroom included.

Best of luck in your big decision and life transition! 

Currently transitioning my focus to finding an affordable buildable lot to purchase outright then going the Private Money lender route for our first build.

I also believe better transition information is being provided to newly separated, so they hopefully take advantage of everything available to them.

This was super complex for me and REI is definitely not my forte, but it all went relatively smoothly. 

(By using ~$140k, you're indirectly referencing 25% of the 2021 conforming conventional loan limit, so I'm guessing you read $137,062 on a VA COE issued during calendar year 2021 that you came across for some reason and "about $140k" is what your brain stored)But for folks with no outstanding entitlement, that limit was tossed out the window right before COVID, one of my main wholesale lenders is doing $4,000,000 VA loans on up to fourplexes with 0% down as of yesterday (how smooth was that California military veterans relevant plug, and that keyword/SEO drop right there?

These are very reliable buyers and they are experienced in renting and self-managing other properties, so it is all going very smoothly.