From “Ask Kit!”:
Q: If an Inn has 13 bedrooms but it says only 6 are for B&B operations, is that a licensing issue?
A: There’s no way I can know that with the information I have available to me. You’ll have to both ask the seller and the planning/zoning department for that area. If it’s not a licensing issue then it could be personal preference, physical limitations caused by not wanting to hire more staff, health, or even finances. Carefully perform your due diligence so you know exactly what you are getting.