https://ecode360.com/15245641#15245642 seems like condo conversions is not permitted in Hoboken but curious what's the result of your case. 

I am currently going through business permit

They couldn't get a construction loan and were constantly blaming the cities being tough on their permit process.

If you have a D property in an A neighborhood, then it's likely vacant and ripe for rehab, or already purchased and awaiting permits for rehab (or tear down).

Because this clause wasn't in the lease agreement, they closed the case and told me to take it up civilly because they couldn't prove, beyond a reasonable doubt, that he wasn't permitted to take everything in the house.  

The promise for the prospective agent to represent every flip from the buy side to the sell side is only as valid as the agent's due diligence and work ethic, and trust would need to be built in the process. 

The last you want to do is make an enemy of the firemarshall as they could permanently pull your permit to be able to rent at all.

My second house was under contract before it was even listed, but the combination of my GC disappearing and having to restart the permitting process for the carport in March right at the start of Corona lock downs dragged that out and eventually feel out of contract.

The location is ideal, as it’s situated in a neighborhood that permits short-term rentals (STRs), making it a great investment opportunity.

The owner can designate a host who shall be responsible, and authorized, to act on the owner's behalf to promptly remedy any violation of these standards or the permit.