Comps are still looking good, but I haven't had an offer, not even a low one.I didn't see that my house had a small master bed / bath, that could be a setback, and also a poor curb appeal, because when I bought it, it was super ugly; I was only focused on numbers.

Affordable Housing Incentives - The city of Oakland will reduce set back requirements to build on a lot, and actually increased the number of permitted units above the zoning limits if you build a certain % of affordable housing units into the building, and commit to keeping the rental units in a program like section 8 for 55 years ( see here).

It was a learning process that took time and some set backs. 

For regulatory purposes, the lender has to pay the $30/month or so for the loan servicing company, which worked out to around .25%, hence the odd number. 

It’s great to hear a positive attitude despite the setbacks.

A private money or pure asset based hard money lender may be a better option since they aren't bound by the same regulatory environment as a bank.

They can be placed on easements and setbacks, don't incurring property taxes and lend themselves well to "phasing".

A few things to consider:R-2 will help, but depending on your current lot, some characteristics may still be "non-conforming" -- i.e. parking, density, setbacks, etc...

I refer you to Florida Statues 475.42 and 475.43 and the following URLs. https://www.richardhornsby.com/crimes/regulatory/unlicensed-practice-of-real-estate.html https://swflreia.com/2016/01/19/unlicensed-real-estate-activity-florida/ I have been a Real Estate Investor, since 1998.

You have to find out the setbacks to the front, side and rear yards.