I did find quite a few articles stating that certifications don’t seem to matter.

Is there a need to re-certify and get a certificate of occupancy?

@Leon Lai: one thing that adds to the cost of window replacement in Michigan, is the state requirement that any working area bigger than 6 square feet, requires a contractor to have a state issued Lead-Based Paint (LBP) certificate, showing they passed a class on how to address LBP while working on houses.While that requirement excludes a lot of handyman, $1000/window is still abnormally high.I would question your PM as to why, "her findings are only a couple of contractors".

If you want to take it a step further, then you can ask the seller to have the tenants provide estoppel certificates.

If you add a dumpster, make sure you get a Certificate of Appropriateness (COA), or you will get a yellow tag from the city and maybe a fine if it goes on too long.

Can purchasing a rental property, cash deal, effect my ability to purchase a primary property.The cash purchase has no impact on my seasoned funds or my down payment because I’m utilizing my VA certificate to purchase my primary property.

Last July, my fiancé, now wife bought a 2 flat that was advertised as a SFH and the zoning certificate says SFH, but it was built as a two flat. 4 entrances, 2 baths, 2 kitchens, 2 furnaces two 1960’s mailbox slots in the brick etc.

What does the zoning certificate say?

I am also waiting to take my realtors certification so I feel like maybe I should hold off on looking until I can represent myself so I can use my commission.

I am thinking out loud here but you really should make sure that you obtain a clean/clear Certificate of Occupancy before you close the deal.Even if your lender does not require a Certificate of Occupancy, the City is aware that it MAY NOT issue a Certificate of Occupancy without a garage built on the property.IF you close without this being resolved, the City may contact you as the Owner and (a) demand that you build a garage and (b) inform you that you have a code violation while you have tenants living in the building.IF the City decides that a garage must be built, you could obtain a "conditional" Certificate of Occupancy whereby you either promise to build a garage at a later date/deadline or you make the promise along with paying a bond or escrow to the City.Personally, I would make the Seller pay you for the cost of building a new garage as they are selling the property to you that is not up to code.