But my market is still better because of my team and our personal enjoyment of non REI.  

Equity paydown and modest appreciation would result in a small profit; not enough to justify a non passive investment but i will own a killer cabin.  

At that point, the small down payment is a non-issue. 

For LA, I think you want to get the max bedrooms that you can given the space because the rents are going to be pretty juicy if done right.

Value adds that could bring up cashflow/value:- renovating units to bring rent up to 6-7k/month - ability to rent out parking space on the property as lot is large - trailers, parking, RVs etc - about 1-2k/month cashflow. - property had TDR trasnferable development rights and can be built 5 stories on it.

Highlight nearby conveniences and any neighborhood growth to attract interest.Focus on framing the size as a bonus that buyers get more space and value for their money compared to smaller homes.

(In the simple / non complicated scenario)- time ranges - in the best / simple case scenario how long should I expect this process to take? 

I think I would probably talk to an attorney tbh these business purpose non regulated loans do not have rate locks that have to be honored legally.. they can and do change them unilaterally.. borrower accepts counters or declines and loan fails. 

The houses they buy are in non-flood zone.

Space X is growing there and Elon has plans of this city.