I am a little embarrassed to ask this but after researching R-3 Zoning, I have a few questions:Information:     - I have a lot, nearly 6k square feet, in Phoenix AZ and it is zoned R-3     - It currently has two duplexes on it for a total of four units     - At least one of the units is an addition     - I am uncertain as to the permits, however I did purchase it this way and there were no questions or issues in inspection or appraisal     - I am considering adding another unit or two, or at the very least expanding a unit to add another bedroom.Questions:     - In reading the coding, I am not sure where I land (Conventional or Planned Residential Development - I am assuming conventional but unsure of the distinction)     - I am a little confused as to whether the rules for dwelling unit density are specific to number of units or number of structuresAny feedback would be so very appreciated!

., I wonder if what you're noticing is more of a self-selecting distinction.

@Alina Trigub full-time real estate investor** thanks for the distinction.

its quite broad and distinct

I pointed out that the IRS code is not a stringent as is your personal morality nor as stringent as your original post suggests the IRS Code might be. 

Skills are not always transferable and the reason I'm a good RE investor is that I've been doing it for ten years and I know enough about construction, being an ex-trade, plus having good analytical skills, which gives me a distinct advantage on underwriting.

We had a vaping tenant & it does leave a residue & a distinctive odor.

If the recent trend continues, that’s a distinct possibility.

It sounds like your CPA is confusing 162 with being a qualified real estate professional under 469 - two very seperate and distinct tests.The one rental area where the QBI is quickly lost is triple net lease, but even then for a landlord in the business of doing triple net leases, they could qualify for 162. 

@Joshua T.I believe he is making a distinction between "private mortgage insurance" and "mortgage insurance."