Might also try one of the stock brokerages that has intl offices as well like Schwab or Fidelity.I would also get it here in the bank account and ready to spend, before you do much work with them. 

I am a loan officer so I could be able to help you navigate this.

For me personally, I would leave it a loft so the renter could have a playroom for kids, office space, family room, etc.

In Franklinton there are plenty of large projects going on that will bring massive growth to the west side of Columbus, such as the Peninsula Development, which is a multiphase project that will erect a 24 story apartment complex featuring a grocery store, a multi use office space building, and a new hotel featuring a two-story venue.

Their office staff ordering the microwave and coordinating delivery and install would qualify as "labor," so I don't think there's much there. 

That means calling the inspection office to see if they have an open permits, if it is in fact a legal x unit, does it have any housing violations, has their been any police activity near the property, have any of the current tenants had an eviction on their record.

Chat with a trusted loan officer to figure what the numbers would look like.

Personally, I wouldn't spend money on an attorney because 1) I think the covenants/restrictions can sensibly be used against STRs and 2) because the HOA potentially has deep pockets if the officers decide to fight because they can pass the cost of the fight to the home owners.I would reach out to the officers to get their sentiments and to plead my case, and I would start building my case with the other homeowners. 

My small 4 unit office building has been much harder to rent out than my residential units.

Around 2 million I like Advance Auto parts, Auto Zone, Davita, Fresnuis, Aspen Dental, Heartland Dental, national emergency clinics,etc.Starting out cap rate in 6's but over time blended cap might eventually pass the 7 cap mark.