If you planned to put a retail store, now that is a big difference ...

I would look at the application as a whole. 

So now literally talking about 1 month to close it and lenders many not accepting closing by years end as pushing newer applications and loans early in process to close next year.Maybe you could try short term owner finance to close the sale out this year if it is for tax purposes and then simultaneously run the loan process and take out the seller finance note once the lender loan comes into place.No legal or tax advice given.  

@Leah R Grier So I went and looked at the Beaumont Zoning regulations and to the best of what I read if it’s in a Historical District it says you have to pay a $20 application fee and go before the historic commission and have a public hearing with your proposal of any changes to the structure and plans and color changes, use changes, etc. the same applies to the main building, any changes must be approved by the commission.

This is/was pretty common in applications where you want to minimize sound transfer (like a condo). 

I use and love Cozy (apartments.com now) for applicant screening and rent collection.  

They asked me to email them an application, which I did.

If they don't pass your screening you pass and move on to the next applicant (Sec 8 or not).Initial inspection is just like any inspection.

Only thing it lacks is a decent grocery store.

You can usually even just sign up immediately by filling out a form, without any real application process.