I was advised that the depreciation taken during the years it was rented is not excluded from the exemption. 

That ordinance is unenforceable due to 2014 statelaw, so we are renting all Tampa houses at 1 night minimum for 6 years with no issue at all Andrew, can you provide some details on the 2014 state law. 

If you want a small-multi look for a larger house with a guest house (or ADU has they call them in California) and then try to rent it to an extended family. warmest, Susan 

Plus, there’s a strategic advantage: I can live in one unit and rent out the other.

If they're going down this path, what they really should be measuring is collected rents.

If you can house hack with the VA loan (live in a unit and rent the others), that would be a great way to build your portfolio without needing a lot of money for the down payments. 

Rents are of the charts.

For example, if the landlord has a small studio apartment, is that a valid reason to refuse to rent to couples without being accused of discriminatory?

So the restriction only allows it to be rented out for half the year correct?  

DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.