Even just pulling Comps for bedrooms, bathrooms,sqft,acreage build year,only 5 comps come up within 5miles.add a 30x40 shop in the mix and a tiny home on a neighboring lot.1/4 acre pond. 3 storage buildings.brand new roof and hvac.

Those people overlooking what it means to “materially participate”Here’s the Material Participation Criteria:Spend more than 500 hours on the short-term rental businessDo substantially everything for the STR businessSpend more than 100 hours on the activity and no one other individual spends more time than you doSignificant participation activity for more than 100 hours, and your combined activity in all significant participation activities exceeds 500 hoursParticipating in the business for five of the 10 previous taxable yearsPersonal service activity (non income-producing) for three of the previous taxable yearsRegular, continuous, provable participation in the business for more than 100 hoursA Cautionary Tale: The Story of JacksonLet's take a moment to learn from the mistakes of others.

Looks like previous registrations were entered incorrectly and preferential rents were listed as legal rents.

At the rough numbers you mentioned previously, I would say the 4 bedroom units. 

Hopefully, your previous PMC made the necessary documentation available to you.

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

I live on the top floor but have also rented out both floors previously via STR.  

Quote from @David Contreras: How difficult is dividing land that used to be separate, but is now a large lot as a result of a voluntary merger by the previous owner ? 

Set a move-in date no more than 2 weeks from the move-out date of the previous tenant (3.8% vacancy for that year.

Hey Roy - Typically, previous experience is weighted heavily with hard money lenders, so they might offer better terms to flippers with a track record.