Hi Emma,I suggest finding a good realtor that knows about off market properties in your area.

I have paused all renovations until I can get this cleared.Has anyone else dealt with this or have any suggestions?

Most renters prefer to rent a single family home, but most investors prefer a multifamily from a returns stand point.You should probably consider a multifamily if you plan to house hack.  

Here's an outside the box suggestion for you to think about: have you consider investing in a care home?

He suggested that I use land trusts to avoid the 'due on sale' clause.

It takes a considerable amount of skilled and reliable labor to complete 25 homes, so we suggest subcontracting all the trades and retaining a small in-house crew of experts in individual trades such as framing, masonry, roofing, etc.

I am seeking suggestions on how to prepare for retirement effectively.

You basically need to purchase in a new-build neighborhood of "free-standing" townhomes (usually not next to the lake) or get into a non-warrantable condo to get near the lake.

As the title suggests, I am an out of state investor looking to purchase in the Omaha area.

You will pay transfer taxes based off of the properties calculated assessed value, and if the property is in Philly city limits as your post location suggests, you're looking at a payment of 4.278% of that value being paid at close.