Hello BP community:I am under contract on some land that I am considering building multifamily on.It appears I can build approximately 80 units on the land (based on permitted density), which could be more or less units depending on the exact style of units we would construct (one or two story, etc).

Leasing agent, maintenance guy, property manager, city hall-economic development, building permits. 

Another issue is the gas station includes a liquor store so opening a new company to buy out business would mean losing the age of liquor license which may be beneficial in the future if they pass a law on permitting more liquor licenses to existing holders. 

@Jennifer Taylor First  answer this: Do you currently operate your properties with all proper permits and licenses?

An architect or structural engineer needs to provide you with load-bearing plans for permit with the city or confirm the wall is NOT load-bearing. ($1300 for plans if only a wall--I pay $3500 for a site visit by them and close to full gut of kitchen/baths/door moves/wall removals)  Do not skip the permit!!!!  

Someone suggested going for a student housing rezoning permit but I don't want it to take up a huge portion of the time of my contract or cost exorbitant amounts of money..

With US median household income in upper $70K, there is no way your regular 9-5 worker can afford to buy homes at the prices they were selling recently.

This past week, I feel like I spent more time on the real estate than the restaurants (city inspections, building permits, managing a construction crew, late rent from tenants, etc. etc. etc). 

I just drove the beaches (Pinellas) and while they are a mess still there are hundreds if not thousands of workers cleaning up. 

Property tax, occupancy tax, personal property tax, business tax, permit/inspection fees, higher than standard utility fees, ever-increasing fees by the platforms.