But your best bet would be to find something already zoned for multi family.

What are some of my options or is waiting it out rather than spend any more money on legal the best bet ? 

@Eric FitzgeraldOpen an excel sheet and put your income in one column and expense in another. 

You hedge your bets with multi family because the likelihood of all your units being vacant is low.When a single family property is vacant not only is it not making money, it’s costing you money because of  scheduled monthly costs; water, insurance, utilities, mortgage, property management fees, etc.Scale up with multi family , it’s the better play.

For non owner occ real estate, the more favorable math of using the income to wipe out the PITI, and adding what's left (net positive cashflow) to the income column, is what Fannie requires. 

I bet if you take a closer look at the tenants in those new centers you’ll find a lot of service oriented businesses like restaurants, dental offices and nail salons.

Best bet: Develop that relationship, follow up and follow up again, assess them to see if they are a good fit and go from there.

If your looking to Flip properties your best bet is to look into private lenders or hard money loans. 

Either way ask your Questions here and I bet there are a ton of SEO experts that could chime in!

It’s too much work for the compensation :) I think Zillow, hotpads, craigslist and a yard sign are your best bet.