But I'm confident I would get a tenant that would move in by the first of August, probably sooner. 

Make sure all costs are passed through to the tenant, including all permits and approvals, maintenance obligations, tax increases, etc.

However, that doesn't increase your chances of getting the house, and makes for an awkward transaction.   

Would like to buy direct from other owner (No Real Estate Commission) with living trust money's but need to hold property in living trust not my name or get hit with high property taxes increases. 

is it better to wait until the risks of increasing supply and economic slowdown subside? 

I am helping investors with $0 down, $0 out of pocket Solar on their properties to increase the value of their properties for when you sell, flip or pull down.   

I realize the slow and steady way is to pay off the mortgages and increase cashflow, but it seems like that will take forever. 

When cap rates return to historical norms, values will drop unless net operating income increases.

I'm hoping my odds of a rezone greatly increase if I partner with a contractor that has dealt with powers that be.I talked to a contractor earlier in the day that advised me to reach out to the zoning commission, but to do my best to avoid stating my specific address as I'd then be "On their radar." 

In the matter of days NOI has jumped $12k, sounded like there was an opportunity to increase rents, now it sounds like rents have already been increased and there may not be much room for improvement.