The market sets the price. 

I have an opportunity on a 12 unit property but being in SoCal and never setting foot in MS I wanted to ask around 

If you are going to build a shelter, maybe set aside some space for another charity to come in and put in a soup kitchen type of facility to feed your homeless population on the site.Just my 2 cents.

Does that mean I'm all set and can break it up in to separate units, or do I need to get a permit or rezone or other things?

AirBNB is primarily known for short term vacation rentals but your minimum stay can be set to 30 days to ensure you are getting MTR tenants.

I have 4 mailboxes, and signs for all 4 addresses, and I've been paying sewer for 4 units.I guess I need to set up a protest hearing, but what should I be doing before then? 

Set it up so they can give you their name and email address so you can contact them in the future to learn more about their property.Create Facebook and YouTube Videos about Your Real Estate Investing BusinessLastly, having a presence on YouTube and Facebook Live video will definitely get you in front of the right audience.

Keep your first deal simple, and don’t be afraid to reach out if you need help or want a second set of eyes on a deal!

Now, if you have a good Broker and he is set-up at 8 different lenders already and he/she is great at the processing and getting loans closed then I'd say they are worth their point. 

Quote from @Dennis Bragg: Hi Breeya,You’ve got a killer set of strategies already!