Any other insights that are unique to Florida or commercial I should consider would also be appreciated.

But equally important it leaves money on the table to the contractor has reason to continue to show up...

Or are sellers allowed to find buyers besides what the agent brings to the table.

And in order to post said advertisements (blind person could see it was simply a request for help and mentorship without being a bum or bringing nothing to the table) i was told i need to pay to play.

I did find one lender (Stratton Equities) They have a prepayment penalty within the first 7 years, interest rates is like 8% and I have to bring 20% to the table. 

I suppose the answer according to this philosophy is to sell the house in order to pay off the new one faster.This just seems like a unique opportunity considering we already have the house and it has appreciated so much in a hot rental area.

So being a vet if you were trying to maximize your unique benefits I'd say buy a multi family house (2-4) units and live in one unit and rent out the others.

The table below shows the prior regulations and the newly approved regulations.ITEMPRIOR REGULATION (BEFORE DEC. 17, 2019)NEW REGULATIONS THAT ALIGN WITH CALIFORNIA STATE LAWSEffective DateCity Council approved the regulations below on July 27, 2018 with subsequent updates approved on May 23, 2019; June 25, 2019; and November 19, 2019.On December 17, 2019, City Council approved the following changes, effective immediately upon their vote on Dec. 17, 2019.Zoning DistrictADUs are allowed:• In R-1, R-2, and R-M zoning districts on lots that have one single-family residence.• In Planned Development (PD) districts that are subject to R-1 standards and uses OR where ADUs are not expressly prohibited.• In a low-density cluster development if it conforms to development standards of the R-1 zoning district, and the development and use standards of the low-density cluster permit.ADUs are allowed:• In R-1, R-2, and R-M zoning districts on lots that have one single-family residence.â�¢ On lots with a single-family residence In Planned Development (PD) districts that are subject to R-1 standards and uses OR the ADU conforms to the development and use standards of the PD district.• On any lot with an existing single-family dwelling unit, where regardless of zoning, the lot has any of the following General Plan Land Use/Transportation designations:- Residential Neighborhood- Mixed-Use Neighborhood- Urban Village or Urban Residential- Transit Residential or Rural Residential- Downtown- Mixed-Use Commercial• On two-family (duplex) lots and on multifamily properties• In a low-density cluster development if it conforms to development standards of the R-1 zoning district, and the development and use standards of the low-density cluster permit.Minimum Lot Size3,000 square feetNo minimum lot sizeMinimum Setbacks from Rear and Side Property Lines0 feet for 1-story conversions and new construction.5 feet for second-story ADUs constructed above a garage or accessory structure.0 feet for 1-story conversions and new construction.4 feet for second-story ADUs constructed above a garage or accessory structure4 feet minimum rear and side setbacks required for detached ADU in multifamily developments.Maximum HeightFor detached ADUs:Single story – 18 feet maximumSecond story – 24 feet maximumAttached ADUs are subject to the height limits of the main home.Single-family properties - No change in height requirements.Multifamily properties - 16 feet maximum height for detached ADUs.Rear Yard CoverageArea covered by the ADU, accessory buildings, and accessory structures, except pools, shall not exceed forty percent (40%) of the rear yard.Area covered shall not exceed forty percent (40%) of the rear yard or up to 800 square feet, whichever is greater.Detached ADU Allowed LocationsRear yard only, at least 6 feet away from primary dwelling.May be attached to a detached garage or other existing accessory structure.Must meet minimum setbacks for an accessory building in accordance with Section 20.30.500.No changes except that ADUs that exceed forty percent (40%) of the rear yard must maintain minimum 4 foot side and rear setbacks.

They most likely won't allow as high leverage as FHA in (1), but they'll be used to "unique" situations.

Unless the trustee wants to show up to the closing table with cash for the difference.If the estate has to go through probate, that will delay the ability to list the property.If the trustee isn't making payments, the property will never make it through a lengthy shortsale.If this was a reverse mortgage, the trustee will only have a year to figure something out or else the bank will just take the home.