However, in my opinion, their processes and incentives are misaligned with an investor’s best interests.

But the IRS allows this deduction to both of us, due to them taking shortcuts in their auditing process.

As for your current home I would weigh the value of renting vs selling.

So it does appear to be possible to get an FHA 203k loan for a 5-unit & convert to a 4-unit.When possible, aim for the Limited (aka Streamline) 203k loan, as it's less complex, not required to get an FHA consultant, etc.Of course, this is based of the two following important assumptions:1)  zoning allows for this2)  and obviously I owner occupy for at least 12 months3)  the total purchase price + renovations are within the FHA loan limits specific to my areaWhat I'm confused about is the timeline or chronological order of the process? 

If you are comfortable with the rezone process I would look at this, and perhaps you can still ADU in future after the rezone.

What happens if you need or want to refi or even sell?

There's always a spike this year as we get into the Spring selling season.

I'm a project manager and have a team of over 60 contractors that have all undergone a 5 step vetting process.

But, I'm a 23 know-nothing, how do I get content to sell.

The master is a selling point of a SFH in these areas and a nice bathroom space will help sell it.