I am actually currently in the process of obtaining a variance to convert my own property which is in a RSA-5 district into a two family dwelling. to start: the current zoning board is very developer friendly, so you have that on your side. the other factor that you have on your side is a genuine hardship.

You seem genuinely interested in being an awesome PM.Something I've always sought and haven't seen a PM offer yet is stretching the vacancy-fill fee  out over the tenancy. 

and most of all, be genuine.  

(genuine curiosity and I'd love to help if I could.0A self directed IRA is an investment vehicle that uses retirement funds to invest in a multitude of options outside of the typical stocks, bonds and mutual funds. 

You also need to start looking at properties in your designated area so you can recognize a good deal.

*****more information about sodium and calcium hypochlorite, or about EPA's pesticide reregistration program, please contact the Special Review and Reregistration Division (7508W),  For information about reregistration of individual hypochlorite products, please contact the Registration Division (7505C), For information about the health effects of pesticides, or for assistancein recognizing and managing pesticide poisoning symptoms, please contact the National Pesticides Telecommunications Network 

Now recognize that this is in a Historically zero appreciation market (meaning appreciation is not greater than inflation) so in 10, 20, 30 years the cash flow will be the same as it is today. 

Generally speaking there are 2 main types of loans for investors: “Conventional” and “Portfolio”Conventional - I'll define these as loans that come from Fannie Mae and Freddie Mac (if you recognize those names).

@Leilah Davis nice work on being able to recognize value and act fast.

It could be that simple, that the Broker you discussed your needs with recognized a conflict of interest, so enlisted a Broker without investors to compete with.