You’re probably very limited in what you can do until they’ve officially over stayed. 

He'll know contracts and the value well, but the transaction can still be closed directly at a title or attorneys office without official brokerage listing or commissions paid to anyone. 

And the local building official called it commercial.I think we can secure some rehab financing, but we'd like to do a long term commercial loan once we have it repaired and rented.

I have heard about a 1 year occupancy requirement, but have never seen anything official saying that it is required.2) What would be the ideal price range to leverage the VA loan?

@Kelly DeWinterI thought we had it bad in NY, until I read some of the posts from you folks doing business in NJ.So, lemme get this straight - if I put up a camera on MY property in plain view, indoors, in a common area, and post a sign that says "area under audio/video camera surveillance" or something similar, and I record one word of audio (or a pair of hearing impaired folks signing in my lobby), I can be arrested?

So why are the landlords allowing some un elected officials to push them around.

You must make sure you transfer the secondary certificate to the new buyer's name to make it official. 3. 

Sometimes occupied properties are listed saying no walk-through at all until a signed official offer has been accepted. 

I do know that I can get an official purchase and sale agreement from my local title company.

Other option is to hire a lawyer to lobby for you, but that will be an expense, and the path of least resistance is to gain favor with the neighbor and council person.