That says huge red flag to me.

I will keep this front of mind going into future conversations and negotiations though incase it raises other red flags!

The 4-plex may be viable if zoning allows it but building another single family is probably not the move.

I’ve developed a Comprehensive Investor Report (CIR) for a property in Palm Coast, FL, designed to be transformed into a luxury rental asset while serving as the foundation for a scalable asset management strategy.Here’s a quick snapshot of the deal:Property: Red Birch Lane, Palm Coast, FLCurrent Value: $350,000+Mortgage Balance: $165,000Current Equity: $185,000Investment Required: $177,500 (for luxury upgrades and optimization)Projected Monthly Rent: $4,500 with 2% annual increasesTarget ROI: Full 1.5x ROI for investors achieved in 9 yearsLuxury Features: Smart home automation, designer finishes, professional-grade kitchen appliances, and more.I’ve also structured a capital distribution plan with a waterfall approach:8% Preferred Return for investors.Full Return of Capital to investors before profit splits.Post-ROI, a 20/80 split (Investor/Management) ensures long-term alignment.

Red flags yet?

Having developed a majority of my career in CA the regulations and red tape for construction and development are intense. 

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.

Luckily mine was zoned commercial and so the regulation didn't effect me and actually helped as it greatly reduced the supply in the market. 

As a matter of fact, the red 4 unit next door is always on Zillow trying to be sold.

Correct, Shelter will be under use group 3, which will need a special permit to be allowed in M1-1 Zoning.