It's one thing to say the right things, but you actually have to follow through for the words to have any meaning.

I even look at residential properties with key words for potential conversions to multi but those are also hard to come by.

Don’t just take my word (or anyone else’s) at face value—verify for yourself! 

In other words keep-on- moving on.

Thanks for giving me a platform to word vomit as I rattle around these under-formed thoughts in my head! 

When investors see that you’re looking out for them, that you treat them like partners rather than just capital sources, they start spreading the word.

In other words, how aggressive are you in recommending things like: "Hey mr.

Whenever you plan on buying a property in the future, do not take the seller agent word for it always do your due diligence and make sure you get a certificate from the township that clearly states how many units are legally allowed in that building. 

Your visits to the home seem to upset him, if you don't enter his room and your son is living there depending on the lease wording there probably isn't a violation.

Lastly, if all this process seems like just too much and not for you, I suggest talking to @Chris Clothier that's who I'd personally go to if I wanted to make some market purchases off someone's word of it.