The building code will likely differ if this is a mix-use building.

They offer flexibility in design and can be customized to include a business space.Shipping container homes: While trendy, these can be challenging for mixed-use (residential/commercial) purposes due to zoning and building code issues in many areas.

Mesquite is strict on code enforcement not allowing more than 4 unrelated parties to rent the same unit. 

It can be exhausting trying to keep up with all the changes in local ordinances, section 8 (if you employ this strategy) or things that need to happen quickly (code enforcement / vacancies).  

As far as the legality of sober living homes they have a good bit of protection at the federal level from local government discrimination since people in recovery from addiction are a protected class, however some cities and counties have occupancy laws and certain codes that conflict with the sober home model and oftentimes the neighbors are not keen on having one next to them.

Section 8 rents in DC are no longer "set" by the zip code.

Finally, you could consider electronic locks where you change the codes between tenants.

I would run the idea by the assessors office and maybe the code department.

Code in FL, for example, has increased hurricane wind strength from 145mph to 175mph in some areas I know about.And agree, it's all "insurance" weather a policy or not. 

As you get started in your RE journey ill give you a recommendation.This website is a great reference point for figuring out what each area is like. https://www.areavibes.com/It gives you a total LIVABILITY score for each street and zip code.