There is also that provision of what if I think its like if all or but just one of the units is empty (I forget the exact nature or term, but it can be restrictive).Its this a purchase or refi?

There are no communication restrictions, either - guests can contact you however they want.

Majority, if not all, of these newer communities are going to have HOAs and some restrictions on rentals in their covenants.

Even the narrowest without garages might be 12 units per acre. mixed use is complex and you need a commercial agent. that's a small plot for mixed use. if you don't have a lot of experience I'd recommend talking to the city first about permitted uses within your zoning and what they may allow variances on for development, check your height restrictions first.

Then again you could be doing really well in that same situation and have the city restrict short term rentals and kill your business plan overnight.

The county imposing a mandatory fee, deadline, and penalties, without even knowing what their own standards are, and with admittedly no intent to inspect and enforce, certainly smells disingenuous, to put it nicely.

I am not getting any real response other than STR which I can't do because of HOA restricts to 6 months or more.

Quote from @Clay Watson: I'd suggest checking with a few more lenders to see if they have the same restrictions or if you can find a better deal. 

They are not warrantable so that restricts them quite a bit.So owner financing should be more of an option than regular places.

There may or may not be restrictions on the land when it comes to placing mobile homes (either new or used) on top of the land.