Once my zoning variance was granted, I expected getting the building permit would be straightforward.

You're forgetting about knowing the locale, site due diligence, zoning analysis, getting you through filing/permits and many other things as design professionals (Architects AND Engineers) are responsible for.

Even “red” states pass consumer protection laws, usually prodded by some outrageous behavior.  

@Kamryn DeVaultTo invest in a duplex, consider factors like neighborhood quality, economic stability, safety, property condition, cash flow potential, financing options, tenant screening, lease agreements, future potential, legal and zoning considerations, maintenance and management, networking, and starting small and scaling.

There is also the local knowledge of a market like here in Lake Tahoe where lending can be trickier so an offer with a local lender might get chosen because they have a reputation to get a deal done vs a national lender that can have more red tape and a slower process. 

Transferring right after closing can sometimes raise red flags.

Hello,If an empty lot that is zoned for mix use.

For people reading this - I don’t know the sponsor and this is a general comment but if a sponsor had issues reporting to their customers that should be a giant red flag.

Just make sure to check local zoning for mixed-use properties before you dive in. 

That’s RED FLAG #1 when I was on high alert.