I would say 225k around average to stay out of high risk zones.

I want to give them the benefit of the doubt they are just struggling with staffing but now have seen some red flags that lead me to believe there might also be some type of deceit/fraud and possible financial trouble.

In most single family zoned areas adding a single ADU is not a value add meaning it will not add more value than the hands off cost of the addition.  

I looked at some land in Tampa awhile back but their zoning seemed a bit more strict so we stuck to our market since I wasn't local. 

I have found that the "value add" opportunities, with rent increases, renovations, zoning conversions, and other work needed, absolutely do take up more of your time compared to a more turnkey property - even with third party management overseeing the process. 

I would first suggest getting a real estate lawyer in that area.Is there zoning in that municipality?

I instead look at it as a potential red flag.

Do you know the city people for example at building/zoning department? 

I believe that it will effect the rental market harder in blue states than red states due to the sanctuary city policies .

Ask for the zoning department.