Sorry to hear they have been difficult to deal with but glad to hear you're taking a pro-active approach. 

If 1 out of 100 people is approached with this same option, and only one of them says they were highly successful at the option you are dismissing as "cheerleading", guess which one I'm following.The majority isn't always right, they're usually just the timid, and feel justified because they are surrounded by others just as timid.

Starting with duplexes and transitioning into single-family homes (SFH), flips, or even commercial investments like a storage facility is a solid approach.

If this is the wrong approach please let me know what you think is the right one. 

An architect will be able to answer those questions and perhaps be able to identify other physical and economic obstacles that won't arise when merely approaching this through the lens of whether you can obtain a zoning permit.

My approach combines thorough market analysis with a deep understanding of client needs, ensuring that each transaction is beneficial for all parties involved.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

One approach could be to reach out to tax professionals in other states with lower costs of living, as they might provide quality services at more competitive rates.

How do I approach it in a financially smart way?

In today's market, rising interest rates and economic uncertainty might favor holding properties for stable cash flow, while flips could be riskier if buyer demand softens.For many, a hybrid approach works→ flipping in strong markets and holding rentals for long-term stability.