But, there may be restrictions in the mortgage.

The GC does a lot of the odds and ends work of tying the place together.

No, it is inside of an HOA neighborhood but the current regulations only restrict rentals under 30 days stays.

RM-4.5 zoning would allow for a higher unit count and could provide more flexibility for future development, regardless of ADU policy changes.One potential benefit of rezoning before any citywide expansion is that it might allow you to lock in additional density rights ahead of any potential restrictions or revisions the city could impose when expanding the program.

Also, HomeReady/HomePossible (Conventional loans) can be just as favorable for househacking but also bring Conventional Conforming income guidelines to the deal, rather than the more restrictive FHA guidelines. 

In-town properties are significantly easier to permit but also have some density restrictions.

NMLS call center said they have no problem with it but it strikes me as odd that the MU4 filing requires you to disclose other 'financial related activity'. 

I use the individual stackable units when I have space restrictions.

Fun example: my business partner had an STR in Sedona with an oddly long laundry room. 

You might find a local credit union or community bank that will go to 95 -100%.At one point I called 2 different VA Regional Loan Centers regarding this section in the VA lenders handbook:Assumability - The second mortgage should not restrict theVeteran’s ability to sell the property any more thanthe VA first mortgage.