Accessory Hacks vs True Multiplex Investment

[Duane Ward]

Some of you may have seen this post before because i accidentally posted it in the general one instead of here. 

I've been doing research after seeing so many accessory apartments listed as multifamilies in long island. After understanding the nuances and history more, I'm wondering, are there certain towns or hamlets in long island that only allow accessories vs duplexes in nassau and suffolk? Does anybody know which areas of long island may not allow duplexes or number-plexes below a 6-plex? We're essentially trying to rule out anyplace that only allows accessories to help narrow our investment property search.

Also aside from certain key words like accessory apt and number of meters, what are some other tricks to spoting a property that is a true multi family investment opportunity vs an accessory listed as a multi family?

[Abel Curiel]

Quote from @Duane Ward:

Awesome information! Thanks so much for the links. I will check them out. So they would essentially be saying that they wpuld be blocking the local municipalities from making banning the zoning switches right? It's so weird not being from here. Where I'm from, we seemingly can do what we want for the most part. Many more rules in every part of everything here. Are there certain lingo we should look out for to tip us off to it not being a true multi but an accessory instead?

 NY and California, from what I've read and experienced, are 2 of the most difficult states to get things done with respect to Real Estate. Other states operate the way you described it being where you're from.

As far as lingo to look out for:

In-law suite

Mother/Daughter

Income potential

Can be converted

Possible conversion

Additional living space

Hopefully there are some others that the BP members can tack on but I'm sure these are the most common in NY.

Keep in mind, publicly listed properties have to be accurately depicted on MLS - Agents can face fines for falsely advertising properties as a multi-family when they are in fact legal 1-family dwellings.

Furthermore, your Real Estate attorney will run a title search immediately after you go into contract to insure you aren't walking into any traps.