It sounds like a fairly unique property so it might be hard to get an accurate ARV, but still, you need to narrow it down a lot more.If you're hellbent on going for it.

Treas Reg Sec 1.168(i)-4(b) and 1.168(i)-4(c) apply.If OP's RE asset has been personal use for the last 4 years after being a rental for 23, I imagine she has a decent amount of improvements that need to be capitalized into basis. 

Shop around, narrow it down, and then run it with the one you think you want to go with.

All the properties are small multi-family so I know there is a strong likelihood the owner might not be occupying the property.What are my options to narrow down the address to where the owner is actually residing so that I am not wasting my time and money sending to the wrong address?

My zone is R7 which is ridiculous in the inner city surrounded by R2.5-R3... but I digress..I believe I could apply for a zone change to R5 to get a 25’ narrow lot (25x218) with street frontage and two permissible ADUs.

Make sure that keeping utilities on is in their lease as their responsibility.Pull the band aid off quickly before they know you and begin to get comfortable enough to push back.They know there will be changes when the building is sold so make the changes when they are expecting them.

If the price spread is too narrow, then your goal can not be accomplished.

On this boat, there is a German music band, kegs of beer, and people hanging out.

Good idea about narrowing down your strategy and planning to house-hack your residential MFH.

I wish I had better news for you but wanted to share and make sure you did your due diligence before pulling the trigger and make sure you had a plan B and plan C if your cleaning people don't show or you've got an issue with the "hot water not working"...