In some cases, cities may allow you to apply for a variance, particularly if you can demonstrate the property has been used in that capacity for an extended period.Additionally, as suggested, it might be worth consulting with a real estate attorney.

Any area particularly hot?

Particularly in business and investing that term gets thrown around a lot; accountability, mastermind groups, courses, etc, etc.

I'm particularly passionate about Building a longterm rental portfolio. 

You are free to set your terms and connect YOUR client to the private lender that you think will work best for your client.I think the skills taught and the resources provided in this course are worth the $500.Having said all that, as I stated before, at the end of the four weeks I discovered that I would not be able to apply this to my particular niche. 

I would certainly put some (if not all) of the repair on the tenant particularly given the fact that its a new build.

Our current CPA isn't particularly friendly and doesnt appear to like what she does.  

Unlike the 750-hour rule, this applies to determining whether you materially participate in a particular property or activity to make it a non-passive income source.

Also, how would I know after doing the analysis for towns in my market area if a particular ratio is indicative of a better, or underserved market? 

Do you manage the finances of your lawn care business yourself, or do you have someone that helps you, particularly when you're trying to forecast your numbers?