Game of Zones - Philly

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Hi BP Community:

It seems to be a trend in Philly: Good looking property, decent numbers, weird zoning/ land use. 

I recently viewed a duplex in south Philly for a house hack, but am still waiting on the seller to produce a variance for the property since public records show it as a "1 unit" RSA5 SFR with O50 land use. I am doubtful that the seller has been approved for the variance for a 2-unit, and am wondering if I should move forward to submit an offer without it.

The mortgage company should be able to finance the loan, but my question and where all the risk lies is on the exit. 

Is it too risky to purchase a duplex that potentially needs a variance without the confidence that it will be actually be approved? I am not familiar with the zoning boards, but have heard they can be very political despite an investors best intentions for the property and neighborhood.

Illegal duplexes exist all over the city, and I’ve heard that continuing to use it as such is less of a risk due to the lack of enforcement by the city. Rental licenses appear to be more of a “money grab” than anything else. 

Jesse