Hey,If "building class designation" is the same as zoning, then this seems like it can definitely be appraised as a two family, with both the legal and actual designation as a two family.Depending where in NYC, that may not help your valuation, as primary residences sometimes sell for more than investment properties, so check that out before challenging the appraisal and definitely before paying for another one.Double check all this with your lender/broker as well.Best of luck!

I just checked and it has reservations through the summer already and I'm sure its occupancy rate is close to 90%. 

Title company issues check to seller.

For vacant units, consider virtual staging through VirtualStaging.ai or something like that to help prospective tenants visualize the space.Hope this helps expand your marketing toolkit.

I believe when I was checking with the city, they were proposing a few more new changes.

You can also check meetup.com or search Facebook for real estate investment groups, clubs, or meetings in your area.Mentorship isn't about finding a great mentor.

I'm absolutely not interested in leasing fast at all and I'm extremely picky about tenants and I do things like require a large security deposit (even for section 8 renters, I have three of them and love them), don't supply appliances, take my time doing background checks and arranging multiple calls/meetings with potential tenants. 

Checked Zillow, you are right, only a few places have results in Canada.

You should also check to ensure they have Errors & Omissions insurance, Fidelity Bond coverage, and a Financial Institution Blanket Bond.Some are more consultative and advisory and provide guidance, while others are just processors. 

Probably by talking to them for 5 minutes, besides that, they will probably ask and they can check to see if you are a registered mortgage entity in that state. :)