So meanwhile, I had a plumber blast a hole in there so it's usable and put down root killer which should clear up a bit.

Patching nail holes is and touch up painting is quick, easy, and if tenants don't do it themselves, even massive patching and painting is covered by the tenants deposit.  

Is there any loop hole I can work to get the city to change it to residential?

(the kind that you drill a hole and then hammer them in the hole roughly 2 inches deep, rated for 3500lbs a piece)Only real concern I can think of is the fact that Im pulling over and DOWN instead of just straight over.

Please shoot holes in this deal for me.

Working for little to nothing in monetary compensation in exchange for knowledge and experience can be worth much much more than the amounts that some people feel they should earn at the start.I think that house hacking is also a great place to start.  

No too many holes to poke in Allen's analysis if you ask me.

@Bryan Knight  you probably know I was the largest HML in Mississppi pre 08 and spent a ton of time in Jackson... and am still quite active there.One day at my normal after work watering hole I got to talking to a nice guy at the bar.. he said he was a used car dealer..

Than burning a hole through my wallet when I'm going to turn into a rental anyways?

If it's trashed, wiring has been yanked, holes in walls, mold, etc. they could break even or lose money.