Cold feet days before closing! Should I just do it?!!

[Shawn O'Brien]

I'm just days away from closing my first deal. It's a 2/1x1/1 duplex. Purchasing for 60k and highest estimate for rehab is 14k but I'm anticipating 20k to be safe. ARV should be in the low 100k range. It will rent for $1000-$1250. It just got a new roof this week. Paid for by the sellers insurance for hale damage. There is a 1/4 acre buildable lot next door that is included. Here is my worry. I researched and It's zoned for a single family 3/2. Do I worry that this a duplex in a single family zone? It's performing at $650/$500 at this time and the seller bought it as a duplex years ago. Does anyone have an issue this.