You need to define the highest and best use that is allowed by zoning and conforms to the current and future land use plan map for the city or county.

I'd like to buy the asset at a price that conforms to how I expect it to perform, at a minimum. 

I’m new to real state investing and I’m looking at a property in sac that is a non-conforming duplex.

@Manon Sheiman here are your answers:For conventional, conforming loans (Fannie/Freddie loans) the rule is 6 months to receive cash out. 

A few things to consider:R-2 will help, but depending on your current lot, some characteristics may still be "non-conforming" -- i.e. parking, density, setbacks, etc...

Traditional HARP loans were for GSE loans originated prior to May, 2009 and Fannie/Freddie loans were subject to conforming limits so, it wasn't a HARP loan if there was a refi in 2017 and for that amount although, if the loan balance was ten times lower?

With conforming financing - yes, would would need two years if the new income in order to use it.

Yes, landlords have to "conform", but owner occupants get away with having unacceptable conditions.

Non Conforming Certificates, which the State had stopped issuing (nothing after1989) gave any owner a legal cover to perform daily rentals.

Are they true commercial loans or conforming loans on commercial properties?