I can give you a list of zoning designations that allow multifamily in both Escambia county and in Pensacola city limits(they are different), if you are interested just shoot me a message. 

Shoot me a note. :)

Check out my BP profile and shoot me a DM and we can go from there. 

Shoot me a pm with the addresses and hopefully i can find some comps for you. 

But you can still treat it as resulting in Ordinary Income even though it is reported on Schedule E, which lets you properly report in accordance with the tax results it seems you are shooting for under the tax return loophole.If your CPA is looking at switching it between schedules to get that tax result...it sounds like they don't understand the reporting position fully and/or they just don't know how to use their own software to address it.In summary, based on what you are describing for the situation, it should go on Schedule E, with what sounds like the resulting refund of $17k.

Shoot me a DM or a text and I'm happy to chat about it some more, my number is in the email signature.FYI to answer your question - get an architect first & foremost and don't cheap out LOL! 

Representing yourself on a extremely large transaction could be like shooting yourself in the foot.You will be emotionally involved and might make a decision that can cost you way more than an agent. 

Feel free to shoot me a DM and we can chat about it, I'm also a multfamily househacker so I have a good idea of where your head might be at. 

If not, feel free to shoot me a message. 

Also - would love to connect if you are an STR investor in Jtree - shoot me a message!