I can share this with you. My first FFL was back in the early 90s when obtaining an FFL involved a simple form and a $30 fee (as I recall). I live in the south east suburbs of Cleveland, Ohio. There was not even an issue of if we were zoned commercial. I started working out of the house and we were active with the gun show circuit. After a few years a friend who was in a brick and mortar shop had a coronary and was getting out of guns.
He was renting from a fellow known as Kastaway Kulis an outdoor type known for freeze dried baits and hunting. The shop was connected (but separate) from the Kulis operation. Kathy (my wife) and I took the shop over which was great as Joe Kulis was a great landlord. At that point we got a new FFL to reflect Kathy added and obviously the new address.
During all of the time we maintained a very good relationship with BATF. Another gun shop a few miles away was selling all the Lorcin, Jennings, and similar brand cheap .380 guns which we avoided. Those guns had a habit of turning up beside corpses downtown. We avoided cheap crap hand guns.
WE had a good nitch with SKS rifles and general military surplus rifles as well as new handguns. Considering Wal Mart was selling Mossberg 500s for ten bucks over our cost it becomes obvilus you wil;l not compete with the big box stores selling new long guns.
Another great nitch was reloading components. Anything the big box guys weren't selling.
We also continued to work the shows. The idea here was to promote the shop. If people had a problem with something they bought from us we could be found during the week.
My regular job workday ended at about 1:20 PM and the shop was open 2 PM to 9 PM daily and 9 to 5 on Saturdays. Sometimes after the range on Sundays I would stop at the shop and cl;ean what I shot but the door was open and the coffee was always on. People liked the comfort and just hanging out talking guns.
Business grew but we finally sold the business. The main problems were despite good sales and money it was hard to beat our real jobs, especially the paid benefits like medical, vision, and dental. We also went years without vacations. You open a brick and mortar and you have a responsibility to be there.
I still have all my gunsmith tools and as I get close to retirement and getting back into my guns have given getting another FFL some thought. I know the fees are up there now. I just don't know how BATF will feel about a home based part time gun dealer / gunsmith operation. I know the rules have changed quite a bit.
Just keep in mind everything that everyone covered and it is not a picnic but plenty of work. Screw up your books and BATF will be your worst nightmare.
Ron