@Keaton Sheffert Zoning changes can be a valuable tool in real estate. 

Stop getting discouraged and changing markets.

They have more than 10 businesses in the same address. they keep changing their names.

Also, starting my journey in real state investment made change my mindset and since last year I have been more disciplined on my finances and I have been taking better decision on how I spend my money. 

In Parts of the SF Bay Area its mandatory prior to changing owner ship to see if you have clay pipes and if you do they must be replaced with a new waste line.

I suspect there isn't much you can do to change the landlord's behavior or convince her to rent the property to you. 

You can give notice to one of the tenants, then move in and rent out rooms to further cut your living expenses.Yes, something I've considered but does require me to move from CA to TN, so big life change. 

Every bank is looking for something different and it changes over time.However, we are not in a BRRRR market anymore, you'd be sailing upwind. 

They have "minimum" credit scores to qualify for a loan, but the higher the score doesn't change the interest rate.

You need to always be changing with the market, testing and poking to see what marketing works better and what does not work at all.