All 100% complete except assembly.  

When you're investing out of state, it is imperative that you find a team (turnkey or self-assembled) that lives and works in the market for exactly this reason.

Brandon has assembled a very fine list at www.biggerpockets.com/booksI haven't had the chance to read all of them yet, but so far my favorites are "The ABC's of Real Estate Investing" by Ken McElroy (one of the Rich Dad Poor Dad advisors) and "What Every Real Estate Investor Needs to Know About Cash Flow ..." by Frank Gallinelli. 

Its important to continue learning and assembling a team/partnerships based in your area to accommodate your investing interests

Ideally we are looking for a local supplier where we can pick up the RTA (or assembled) ourselves incase we find out they are damaged.

My guess is that if you sold it off-market to a private party it would matter less, but then you'd have less exposure of course.The biggest issue I've noticed about properties where the zoning is odd/unusual/not what you'd expect based on the current usage, is that often they are in very not-great areas.For example, the property you're talking about, would not surprise me if it's on a short street and next to or across from an abandoned / boarded-up factory, railroad tracks, etc. and all the properties on that short street are either vacant or in rough shape.I'm not just being pessimistic, I've researched a lot of properties and the few times these zoning mismatches pop up, seems more often than not to be a situation like that.So to me the issue isn't the zoning per se, it's that the zoning itself is an indicator of something else that's less desirable about the property, such as what's around it.The Providence zoning code is online and in the Industrial Districts section defines Light Industrial (M-1) as: "The M-1 light industrial district is intended for light industrial and office park uses that accommodate a variety of manufacturing, assembly, storage of durable goods, and related activities provided that they do not pose toxic, explosive or environmental hazard in the city."

So my girlfriend and I moved in and have been slowly upgrading it.Work Done: Installed new SS1 power vent motor for furnace ($320)Shingle Repair on back side of house ($40)Paint for upstairs bedrooms ($100)Shower assembly for claw tub ($100)Small pex replacements for small leaks in a section of the copper plumbing ($30)Pros: Immediately move in ready.

I am trying to figure out the best pay to assemble this deal so we are maximizing our tax benefits.   

I'm sure it's been a challenge straight out of college to assemble enough for a reasonable down payment in Denver Metro.

We assembled 9 parcels that were owned by a total of owners.