The deal hinges on purchasing the property as a 3 family.Can a party of interest, a buyer with a purchase and sale, obtain permit for a 3 or temporary certificate of occupancy?

The Florida governor declared a temporary ban on short term rentals, initially through April 11th and then extended it to the end of the month. 

A 15-y will accelerate your payment schedule so your payments won't decrease.

Also if it's a hud propert one thing I've learned is they do 5% price decreases over time.

What else do you guys do to increase NOI or decrease Expenses in your first year operating a new asset?

Also, be very, very careful with any non-tenant staying there more than a day or two, because 'guest' can slide into 'legally protected squatter' alarmingly fast.For these reasons and others, I've become more interested in alternate renter pools - furnished bedrooms for travel nurses, professionals on temporary assignment, people with weekly gigs in Austin but who return to Houston on the weekends, etc.

Or decrease operating expenses such as by shifting utilities to tenants? 

As their risk when investing in you decreases, so does the expense that you incur.

The temporary quarters cost is crazy too!

. - LTV’s are decreasing (Higher Down Payment)- DCR’s are increasing (Higher Equity in the Property)- Lenders are requiring up to 12 months cash reserves in operating expenses at closing- Interest rates are currently down- Net Worth requirements are increasing- Rate Locking for loans is being pushed back further and further in the closing process causing an unsettling of knowledge on whether the deal will make sense or not2.