@Rhet PorterWhat you mentioned about only 14% of buyers being local is a big red flag for me. 

A super ball number to get you going would be at least $190/SF-$220/sf ish... to figure out square footage it's probably best to connect with a Chicago architect like @Samuel Pavlovcik or @Prashanth Mahakali both can talk through the zoning and plan development process.

Sorry to hear this.I would always say that "There is nothing wrong with any property as long as the price is right".Granted, some are not salvageable and the deal doesn't make sense even if the seller paid to me to take it lolOver the past 10 years I have witnessed many investors trying to do the same thing as you.Purchase from afar without buying turnkey and trying to do it themselves.This has been popular especially the last few years.Not many succeed unfortunately or they don't succeed in my eyes as they are into deals for much more than what they should be.There is a big trend going on where folks are made to "feel involved" with the purchase, rehab and property management process.The properties look great and off-course they do as rehabs cost $40,000 - $50,000.It doesn't sound like a lot of money for folks from CA and NY but for our local standards it is and IMO kills the cashflow and is unnecessary overcapitalization.Each to their own I guess.Just had a call the other week with a fellow from CA that bought a few turd properties from a local scam artist and is flying to town to try and rehab them himself.Another fella I managed to save even tho he lost his deposit of $1,000 as the seller (Another known scam artist) made him commit to the deal without allowing an inspection or even a walkthrough...If that isn't a red flag then I don't know what is 🤷‍♂️Hat's off to you for flying into to town to see the property for yourself.Wishing you much success

While I do believe 2024 will be a red wave, and have stated so before, I'm only putting positions post Labor Day or as early as after the DNC. 

Does anyone have a good lender/contact for a commercially zoned tourism home?

With building it can be a task with all the bureaucracy but if you have patience it all just depends on the zoning and all that fun stuff but due able I work with developers now that have built where others would have deemed impossible.

Do you know of any situations where property taxes are increased exorbitantly to shake loose undeveloped property?  I’m running for our county board of supervisors.  The main issue is to lower taxes.  I can easily get...

My cousin works for a mortgage company called Red Stick Financial in Baton Rouge. 

Currently, the store space is zoned for retail and the variance would allow it to host events there such as birthdays, office parties, wakes, etc.

Im not sure about your area but where I am you have to also make sure the zoning of the neighborhood allows multi family properties.