After looking at the difference, it would be over 400-$500 additional in principal and interest a month.

The draw back to these loans is that they are more paperwork heavy than the other "portfolio" types of loans....but if you have ever received a loan on your primary home, it's likely that you will go through the same type of paperwork here with conventional lending.

Can my offer have contingency for phase 1 passing in addition to rezoning approval?

I've attached a soft estimate I received.

I typically receive at least 10 useful bids.  

High income earners may be subject to an additional 3.8% tax called the net investment income tax on both short-and-long term capital gains.So, yes, if your only objective to avoid capital gain and pocket the profit (not to do 1031 exchange or QOZfund), then stretching it to 2 years is your best option.

However, for higher-value investments, like a $4M multifamily property, the additional protection offered by separate LLCs could justify the costs.

Is the anonymity and the additional asset protection worth the hassle?

The owners kept on adding these weird additions till the 2000s.

I was hoping you could share some additional insights on how you determined Atlanta, Dallas, Charlotte, Kansas City, and Nashville as suitable rental markets.