One city near me is checking all garage enclosures, giving nice notice to get them permitted, which they may or may not grant, and if you don't get it properly permitted by December 31, says they will start fining people. 

Last I checked 25% down is still the minimum for a 2-4 unit non-owner occupied conventional loan.

I will check it out :)

I need something simple that I could utilize today.Thanks you will not be able to get something today. in order to pull credit typically you must have a background check done on you and the company will also come visit your office and confirm you have specific security policies and procedures in place. 

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

Yes, check w attny as per @Ben Trageser.Also, see if you can negotiate with the seller to get the illegal unit delivered vacant on closing. 

@Nathan BrooksIn my experience, connecting with like-minded investors in Richmond can be done by joining local groups like the Richmond Real Estate Investors Group (REIG) and checking out BiggerPockets Local Forums.

Next time I am in town I will stop by and check out your work.

More likely cash checking and pawn shops.- Given the demand, buying on through MLS will be tough.

Check out Grand Rapids Michigan.