Illegal 4plex. Should I pursue?

[Chris Payne]

Hi BP Fam,

I came across an interesting REO this week. It's a legally zoned duplex that has been (illegally) divided into 4 units. The property is huge, consisting of a 4/2 house in front + a 6/3 house in back. It's listed for $157,000 and needs a good amount of work. It also has at least 1 lien. I have several questions...

Should I evaluate this deal as a duplex or 4plex when putting together an offer?

Should I rent all 4 units or convert back and rent as a duplex?

How do I find comps for a property like this? It's unique in size and structure for the area.

How much time and money would it take to get this changed to a legal 4plex, if at all possible?