Based on the Florida Attorney General opinion (Case Number 16-2022-CA-3550) that finds that generic zoning provisions such as Jacksonvilles do not qualify as a regulation adopted on or before June 1, 2011, the trial court dismissed the City's enforcement lawsuit.

Would really love some help understanding the spreadsheet I've recieved and how to navigate it (What columns I should be looking at, what qualifies one of these address' as a viable prospect, how to practically condense list, etc.).

If so you could qualify for the 121 exclusion and take the first $250,000 and $500,000 (If Married) of profit tax free, and put it into your next investment property.

Most lenders will want to see your track record, net worth, creditworthiness, and liquidity to qualify you.

Doubt I want a HELOC because I can't pay it back right away -plus I technically don't qualify.

I think @Jeff S. nailed it.If you were determined to buy this I'd give some thought to a small office cluster for therapists/ practioners like counselors, massage therapists etc.

This way you can weed out the lookie loos and people who aren’t qualified, while also cutting down on the number of times you show the property!

They will all have there own requirements, not only the financial aspects (terms and requirements of loans), but also on experience needed and whether yours qualifies.  

She used to live in the house and now lives with us for about 2 years now so the property still qualifies as primary residence.

First I would see if they would qualify for a 121 exclusion.