Hello, I am standing up an investment firm and holdings company  as a part of our services, I want to offer Cost Segregation studies to both investors and limited partners in our network.

This is a Maryland Historical Property, zoned for residential high density, with specific limitations on its usage due to its zoning.The property is massive, offering 8,276 square ft of space, including 5,445 square ft of finished area, and it features a substantial driveway.

While I have made the property substantially better, and in turn am collecting good rent, I am limited in what I can do going forward with respect to ROI, and there are always expenses that can be made/issues that come up.

Your best bet is to understand what FHA is and is not. 

I think most locals are aware of the history of STRs proposals/cases in Portsmouth, Laconia’s existing restrictions limiting non-owner occupied STRs to resort/shorefront only, VT's local option tax that allows a 1% tax above the state's existing 9% tax, Portland cap on STR permits and increases tied to inflation, and it's also probably a good idea for folks to understand NH's Senate Bill 249, which proposed a "ban of local bans" around STRs and basically died on the floor(?)

The first thing I had noticed from watching LoopNet over the years and limited research was that dealing with commercial brokers appeared even trickier than residential.

DSCR is going to be your best bet.

If it was a female dog the puppies would be over the animal limit so that is a no go.  

With your income and time limitations you could also consider syndication investing which are much more passive and give you a place for your money immediately while you dip your toes in your first solo deals so your extra savings can work for you while you learn to acquire more properties on your own.

(my wife's uncle got turned away from a large hospital in Dallas, overwhelmed/understaffed, and died that night at home from Covid) Governments are just people like us doing the best they can with limited information.