I am a small business person in the Inland Empire ( recycling/transportation/business consulting) , that is looking to learn and invest in the Inland Empire.  

You could play it up and further demonstrate your level of seriousness by saying something like: "This offer is based on our assumption that the property contains a mix of 1 and 2 bedroom units totaling 16 rentable units, along with our initial research of publicly available information."

The data is publicly available information, so not sure what they did to manipulate it into it's current form. 

Yet, I do not see any sign of it "pending" on any public records, and wonder if the listing agent is playing games and/or will not do business with me due to currently being a tenant who is in litigation of suing that company and my landlord.

How close is it to public transportation?

Philly has more transportation. 

Back to the hypothetical 10 acres, if you want to create 20 lots on 10 acres that's zoned for one house per acre, then you likely have to go through the application phase with the county, planning department approval, public hearing, and town/county commission approval for the rezoning that differs from the Master Land Use Plan.

The Idaho Real Estate Commission motto is "Protecting the public interest in regulated real estate transactions" and Idaho is very regulated. 

Depends on if you plan sending your kids to a public school.

Just has a lot of Foreclosures and Otherwise "Motivated Sellers"I have some strategies that I don't share 'too publicly' so message me and I'd like to give you one way to get these deals you're looking for.