Typically expectations for NPNs by newbies is unrealistic and what they think they are investing looks more like gambling.  

I feel like I'd be taking a gamble with it.

"Hoping" you can get it rezoned after buying is a very expensive gamble.  

The mindset for many lenders is, "if you have to pack a lunch for a site visit, it's outside your area of expertise," which at this point the deal is effectively a gamble.

If that is wrong, it seems lousy, even if not actually fraudulent, and I want no part of that.

The gamble I'm taking here is that I can get the property rezoned.  

Too many competitors, nobody wants to go all the way down to AC to gamble when there are alternatives much closer (and a movement to allow casinos in northern NJ), the city is decaying, etc, etc.  

Its a bit of a gamble with this market out here, for sure.

Or is it really just taking a pot-luck gamble - every time?

If this is in the lease I would call their attention to this area of the lease and also state that if this continues you will seek legal counsel and they will be at the mercy of the law for writing fraudulent checks.