At one point a few years ago, Austin City Council started requiring homeowners to have a permit (for their own homes) to rent out their houses whenever SXSW or ACL music fest would come to town.

If you are not a member of NFCU you can join the "navy league" and in the application process where it asks what council you want to be assigned to put "San Diego Council" This will make you eligible to be a member of Navy federal.Secondly talk to a few local lenders there are zero down, very low down products are out there.

We frequent Nebraska and surrounding areas such as Denver, Des Moines, Council Bluffs, Kansas City, KS and Missouri.

What do you guys think of Council Bluffs, Iowa?

Depreciation is allowed only on chattels and Social housing is mainly operated by special organisations and local authorities/councils. 

The one thing she mentioned to him was needing a letter from the district council person (I think???)

  ( unless builder has cash for vertical which is not common at all)Bank will want first position.. you would have to subordinate  ( not subrigate).. which is about as risky of a thing you can do in this industry  2nd position behind a construction loan... if you choose this route you need good legal council to set up your transaction were you have the right to step in for the builder for cause... this is critical in second position lender docs.So in my mind I bet once you run all the numbers and consider your tax planning you may come to the conclusion that a straight sale and 1031 is best.. given risk reward.. and as hot as Charleston isselling the dirt to a builder is just a matter of putting it on the MLS at a fair price.. if your builder balks at a cash sale.

I would also suggest attending the Orlando Economic Development Council meetings and gatherings, as well as, a Rotary Club meeting (by invite only) that is truly where you will find many of the answers and individuals that will prove beneficial to you.

I need someone to council me and mentor me so I can stand on my feet and build my empire again.

The councils are completely opposed to 2/3/4-plexes or small apartments like you mentioned.Keep in mind that I was referring to a retail SFR's as an initial purchase.