There i a bit of research that needs to be completed early on in order to get a good judgement on the feasibility of this; from there, the "Official" way to ensure you could pursue this would be to request a "Zoning Opinion Letter" to receive an Official decision from the Department of Zoning in order to ensure this will not cause any issues during your permit review. 

Buying through an agent may provide more transparency, while sheriff sales and auctions can offer deals but often come with risks, like limited property inspection or legal complications.

I keep reading about all the weird financing issues in this space so I wouldn't actually put money in until mid 2025 or later.  

In that case, you’d typically need to file a legal challenge, which could involve going to court and showing that the restriction is unnecessary or unreasonable.The best advice I can give would be to consult a real estate attorney to understand your specific situation and options.

Today I had a heater issue and snow company that was late handling commercial before residential so we ended up clearing it.Open to each option.

We don't have any issue getting it booked up for the season.

Is there any issues with doing this on investment properties that people have had in the past? 

In somce other areas we have invested there have been zoning issues with the muncipality. 

I'm looking at small multifamiles and won't have an issue with capital thankfully.I am in Arkansas and looking to stay local-ish initially.

Its good to see that there are no issues at this point.