Personally I'd imagine going conventional or refi conventional and another FHA will be the best bet though.

I think the best bet might be to finish up with the current GC.

I am thinking possible Sports Restaurant/Bar.I want to be wise in this pursuit.

Suzanne B. there are a couple of steps to consider:1) Removal of the old radiators, pipes, and boiler (I've repeatedly (3 times) had this done for free by people who want the scrap)2) Installation of the furnace, trunk, and plenum (five times, cost of furnace plus $1k in labor/mats)3) Installation of ducts (depends on the type and length of ductwork needed, put I bet in your case it won't be too crazy)4) Installation of returns (same possibility as #3)In my experience ... for #3 and #4 it depends a LOT on the layout of the house, and how often the people you hire have done the work.  

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 ? 

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.

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.