I know some municipalities only allow "x number of unrelated adults."

This is a special "conditional use" that allows you to operate a nightly rental (which is an R2 use,......long term rentals are R1) which is not an use that is allowed in our residential zoning designations. 

Now I'm looking to get out of my present line of work (mechanical design), and build a company to include different aspects of real estate.

Every Fortune 5000 company has used cost segregation, but the laws are designed for everybody. 

It is newly renovated with stainless appliances, tile and wood floors, designer stacked ledge stone, glass & stone backsplash, crown moulding, upgraded lighting, ceiling fans and an updated washer/dryer combo.

We have one person looking to invest with us, one family member willing to take out second or HELOC for the remainder of the funds, another wanting to do most of the work, and myself that would run the money, and day to day business operations, design ect.

@Kyle Inbody If you are seeking a Fannie/Freddie loan, your full time student designation does actually count for work history.

I have journey level skills in just about all building trades and I am an architectural designer so when I want to wholesale a house I am willing to join my fortune or luck with any of my cash buyers .

Designing waste coral in tight space.

The new ones are quieter it is designed and mandated to operate more efficiently.