The only real advantage to using an FHA loan is to offer only 3.5% down payment, which in my opinion is barely justified as an advantage. 

I have been using comps from the MLS but as the company grows, I dont have that advantage in other states.

However, rezoning now could still offer some advantages depending on your long-term goals.

If we meet all of the requirements and choose to take bonus depreciation on an STR in 2024 (to take advantage of the 2024 40%), would recapture occur if we decided to change use in 2025?

This is a great place to learn and to connect with people so take advantage of all the great resources.

So, in your considerations, I would park right there for a bit and determine how this would look for you.Since you have about 2.5 years to think about it before you would need to spring into action to take advantage of the rollover for tax advantages, maybe you try on a rental and see how it fits. 

In that case, you’re living for $2,000 a month—while building equity in the home, benefiting from potential appreciation, and taking advantage of valuable tax write-offs!

. - You can get more units in the City of Detroit, but you will need to understand the City's demographics or you'll get taken advantage of.City of Detroit has 183+ residential Neighborhoods.

Each option has its advantages and disadvantages.Finally, think critically about your long-term strategy.

The single biggest advantage of selling your homestead is that you can take all the Cap gain tax free if you have lived in the home as your homestead for 2 of the last 5 years.