During Buyer's title search, it was identified that there is no Certificate of Occupancy (CofO) for the home confirming it is a legal 2 family. 

And I will do some google search but can I get from you . . . what estoppel means?

Quick search I did on bankrate last few weeks had owner occupied rates in the mid-5s ( albeit with hefty fees attached)

I found this opportunity through a detailed Zillow search I had pinpointed the specific streets in the neighborhood I liked.

@Matthew Edmondson, the power of google key word searches.  

I've been searching properties for a variety of ideas for almost two years now and never pulled the trigger.  

I am in search of a company that actually does criminal and background checks that are better than my current experience.

It's not complicated and doesn't need a deep dive, just simple search terms........

In the meantime, I'd recommend using the search function and set up keyword alerts to find other questions on land wholesaling, best investment strategies, and any other topics of interest.Excited to hear what you and your son have in the works, all the best!

It is like you might as well be on a different planet.