@Jason Dillard @Tyler Garza Let's hope it's not "Rocky Road" ;-)

Being a rundown property, was often overlooked due to its unappealing exterior, nicknamed the Ugly Duckling.Renovation ApproachFocused on cosmetic changes rather than structural alterations.

Do you pay all of it, some of it, etc?

You can ask an attorney about having them on retainer but I'm guessing they would not want that liability either and it might end up being more expensive than just getting your license.

The intricacies tax planning with a rental are worth hiring a professional, even if you just do it once for an overview. 

But if they just said that they wouldn’t appear unique.  

@Bryce Nurding it sounds like you have a solid plan. 

It is too easy to scam over the internet.

I see some larger single family homes in areas that appear to be zoned R2 that, at least from a physical perspective, seem like they could work for this.

All areas can have different vibes as you put it.