Some mom and pop landlords will not want to deal with this and they'll sell the unit and there are less rentals available.

Do you think its worth spending time rezoning by working with owners/listing agent or just get on with commercial loans and close the deal and deal with re-zoning once we own it for future purpose.

Let me tell you about the time we almost closed a major deal in Haverhill, Massachusetts, back in 2018.

We just deal with it and make it work, but if I had it to do over again, I would try to separate the HVAC units.I'm still so glad I have done this house hack, but if I had it to do again, I'd separate the HVAC if at all possible.One other thing to think about is parking, make sure all cars have enough space to park without having to shuffle. 

Instead, I would source a list of all VA and FHA homes on the market in the area you want to buy and start reaching out to those homeowners directly, or hire a buying agent who has been through the process and can educate the listing agent on the benefits. 

. -- A license is not required for:(4) an agent of a licensed real estate broker or of an owner of real estate while managing or leasing that real estate for the real estate broker or owner;Attorney P's interpretation - Therefore, property owners can directly hire non-real estate brokers to manage their rental properties.Attorney P's Recommendations - You can either file as a foreign entity doing business in MD or start a new business in MD.  

Let me know if you have any STR deals coming, especially in The Woodlands/Conroe area!

I utilize a Master Leasing strategy where I rent from you directly and then sub-lease to an end-use tenant.  

are you saying you're approaching listing agents directly?

Seek investors who share your values and can contribute to your long-term success.One useful trick is presenting the offering rather than directly asking them to invest.