It is a civil matter, not zoning or criminal.You are building multiple inherent conflicts with yourself in these posts.

I'm not sure if you are looking at zoning attorneys but they charge $500 per hour at a minimum in my experience. there are specialty land planning groups and entitlement groups that make a lot more money for you and charge a lot less. depends on the market but happy to help in miami I live in brickell 

The business use of the property is a red herring for investing.

Unless you have construction experience you are likely to end up in the red on the first project or two.If you are intent on trying to do rehabs (which isn’t necessarily a bad plan because that is where forced appreciation and higher returns are) then you don’t need to make a decision on BRRR vs flip now, you can wait until the rehab is finished and figure out what makes sense to you.

How many lots did you utilize for the 9unit and what was the original zoning?

However, with 25 years of experience in RE Syndications, there are several major red flags I look out for:High Cash Flow.Aggressive Marketing.Lack of 100% Transparency in PPM and Marketing Material.Whenever cash flows exceed market expectations, I question the sustainability of such returns.

For example, if an owner is in red but the property has old and drafty windows, and tenants are complaining, what would you do?

We want to put a good chunk of that to use via real estate investing, so I will be house hacking a small multifamily or perhaps a single family with zoning for an ADU.

Look rich with lots of bad debt. 3) Fear/analysis paralysis- People are conditioned to work until age 65 at a company and put money into a 401k and not step out of their comfort zone. 

This is a much higher valuation than I typically am hearing about in single family zoned areas of San Diego