We have a single HVAC system that heats/cools the entire home.

The PM change the electric utility to the PM's name.

Great thread - it actually inspired me to try changing some of my photos around.

Quote from @Marc Shin: I saw a video by Miles Golden and he said you change transfer your primary mortgage to a HELOC, and then you can pay all your bills out of the HELOC and pay off your mortgage in 3-12 years. 

My question is, does anyone know if it is possible that I can convert the building into a 4 units apartment with that Mixed Use zoning or do I have to request a change of zoning?

Changing PMs is probably not the solution to your problem, and will likely create other problems. 

I have one tenant who is a god send compared to most, he accomplishes nearly ever repair I need, even did an HVAC unit. 

Estimated cost for remaining changes (all new electric, drywall, tile, fixtures, cabinets, roof, doors, windows, heat pump, some siding, and fencing.

HVAC?

Assume a couple of months of vacancy, consider potential unexpected repairs (like HVAC or plumbing issues), and test the numbers with rents dropping by 10-15%.