It effectively collects hair etc debris & absorbs staining from oils etc.

I recommended you contact attorney @Gregory Stanley to help you work through this as this sounds like a complicated situation for a beginner.

I have spoken to a couple of people and everyone makes everyone sound good just want to make sure it’s all correct.  

It sounds like you need to find a lawyer that has better experience dealing in the specific issues you have going on. 

I would make your client aware that there is a current ordinance that is being put into effect on January 1st, 2023 where all STRs will have to get a limited lodging license and will only be able to rent for 30+ days at a time unless if the property is zoned CMX-3 or above then you can rent it out for less than 30 days. 

I guess minor rate changes are just one piece of the puzzle and their effects can be subtle

Looking for cost effective software I can use to manage my properties and tenants and accept rental payments.  

Will this effect the water quality?

To my understanding, the zoning won't have an effect on whether you can get an FHA loan or not, but I would like to hear what the experts have to say. 

I would greatly appreciate any experiences, advice, or considerations that could help me weigh these options more effectively.