While most municipalities do not possess an interative map as easy to use, once you famiarlize yourself with the base zoning districts that allow the 2-4 unit buildings, relying on the local zoning maps will help direct you to the specific areas within the municipality that possesses the proper zoning.

NEVER allow a tenant to make repairs...it'll be a disaster for you.

I have in all of my lease's that I am allowed to show the home to prospective tenants while the current tenants are still there. 

If they admit to using undocumented employees the insurance won't pay and then the municipality will likely issue a hefty fine and not allow them to pull permits and work for a period of time.

Another option if this is strictly for investment purposes, you could try to go DSCR. we have one lender that will allow for 1-4 units (inv. prop solely) who will go as low as 620 fico, but your LTV may be limited to, say, 70%. qualifying would be based on the rents received, not off your $100k income. there are options out there, keep working at it and get a 2nd opinion even on a full-doc loan. hope this was helpful to some degree!

While I don’t need the funds immediately, selling would allow reinvestment in hard money loans at 10% or a similar real estate deal.My main concern is tenant turnover, potential repairs, and the costs associated with re-leasing making my return even less. 

I'm in the kissimmee market, most resort won't allow it. 

It also allows you to track the changes that you make in your listing and shows you how those changes affect your search results. 

A hard/private money will allow you to fund both the purchase and the rehab, so if the HELOC is not sufficient it would make sense to use this.

This will reduce your turn times allowing you to scale much quicker... not to mention reduce the unknow variables that come from having to wait for longer seasoning periods.The main benefit I see with a DSCR Loan is you don’t have to provide your tax returns and provide the documentation on all your other properties.