@Joshua Wrye No matter what you think about the usage of debt, you are right.  

And although the city's historical legal usage records says that the property was used as a church for the last 45 years, The Phase 1 environmental company has come across maps that show that for a 20-30 year., the property was used as an auto repair shop.

No other coverage will honor a claim for this usage. 

Additional soft costs include; taxes, insurance, utility usage, attorney fees and so on.To be successful in any business venture you need to have accurate numbers.

Yurts, tents, campers/RV’s are not eligible for permits at this time and therefore will not be eligible for STR usage at this time.

I just need a usage permit approved by town, to include architectural drawings, because it is currently being used by the town as residential.  

LLC has no time limit for usage.

I’m open to any suggestions on usage of this property.

I am a realtor in the Pittsburgh area and have been running into a lot of properties that are illegal (no occupancy permit exists) for the current usage such as a single family home being turned into a duplex.   

Also if you plan to use the property yourself, which is a great perk with vacation rentals, make sure you are familiar with tax laws regarding personal usage of your investment property.