Evaluating Deals with unique circumstances

[Gabriel Starms]

Hey BP fam! 

After a week or so of prospecting I've came across a few good leads out of thousands. However, some of the opportunities have unique situations that make it hard for me to analyze, and would love your guys help on if you have any tips for maneuvering these specific scenarios. 

Comp 1. Homeowner says this property is a 4/2 and has a in law suite in the back that is a 2/1. However, property appraiser only has the home listed as a 3/1 with no in law suite. So I'm assuming these were additions made without permits. My question would be, due to the correct number of bedrooms and bathrooms not being on the property appraiser how would this affect your numbers. Would you run comparable as if it were only a 3/1 or run numbers based off of what's actually in the home as opposed to what's on public records. 

Comp 2. Small 2/1 property is a complete tear down. However, the zoning is actually zoned for commercial use. A builder could come in and build something significant here due to the lot size. How exactly would you run comps here? Not too sure how to filter comps on how the land is zoned. 

Thank for your help guys. Also may be open to partnering up on some of these deals if you're a local investor in Miami. 

Would love a partner that meets one of the following

-- Can JV a deal in Miami (provides cash buyer) for comp 1

--  real estate developer in Miami to assist in the tear down/rebuild for comp 2

Don't hesitate to let me know your thoughts, good or bad. Fire away