The person got a buddy to look at the half remodeled apartment and signed a 12 month lease on the spot.

I'm currently back home and looking to 1) rent out my room and earn some cash flow, and 2) find another hot spot to invest in, and 3) find a lender who will lend to me (great credit score, have collateral land and cash, but no solid proof of income for last 2 years -- traveling).  

When i go out to eat I can probably spot 10 things walking in that business is doing incorrectly or could improve upon.

I believe until you have actual county approval Unless there is something not being coveyed in your post.. you may be between a rock and hard spot. and you bought the property without final approval. 

I can't say the list will be 100% accurate, but just spot checking about a dozen properties I'd say that atleast 75% of the list is decently workable.

@Steve Vaughan is spot on.  

You are looking in the right spots (Tampa Heights and Seminole Heights), but wont find that in 33606/33611/33629.

If not you should be able to spot a trend.  

They're meeting spot is pretty accessible from 294.

Make sure you have a nice data provider for a hotspot since you won't be working from a home office as much as you are working from a coffee shop, lunch spot, or vehicle much of the day.