Well, it may be nothing, but I get a red flag when you go on about two multifamilies totaling 8 units listed as seller-financing available on the open market.

What type of zoning uses does the commercial have.

P.S. you can also look at converting existing buildings (think of closed shopping centers, grocery stores, etc.) as that will save both time and money (if zoning will allow it).

In commercial zoning code for full service restaurant for example in los angeles/glendale ca ,and possibly other areas, it says new construction requires 10 parking spots per 1000sf .

If your property is zoned and suitable for AirBnB and you think it can make more money, do it yourself.

Any tips/tricks to investing in opportunity zones?

Probably would need to check the zoning.

The house is unfortunately zoned as a single family.

Looking for general experiences, costs, any issues with zoning and was it worth it.

But as for neighborhoods you might could find a sfh under $150k to rent out profitably, I have recommendations.Argyle Forest - lots of 80s and 90s construction sfh and townhomes, so these properties generally just need small renovationsLakeshore - 1940s homes, values rising, inside an "Economic Opportunity Zone" so some extra tax benefits to investing hereSouth Riverside and Lakewood - mixed bag of 1920s and 1950s homes, adjacent to some very nice neighborhoodsArlington - large area with multiple sub-neighborhoods within, mostly mid-century homes, more cheap listings but not as nice of an areaAnyway I hope that helps.