I’ve had several investor clients go with a new (to me)/ unproven lender because of a slightly lower rate promise only to get burned by that lender (closing costs were higher, appraisal costs much higher and appraisal was a nightmare, main point of contact gave us the clear to close as we passed our financing contingency then just before closing someone from the underwriting department we previously didn’t know existed said we need a few more days and seller didn’t agree because they had a higher backup offer, jeopardizing the earnest money and losing the property, etc).

So you're going to have to do some research on the existing towns you're looking at to see where it's allowed and where it's not allowed.

(I would not specify how much.)If the property needs a ton of repairs, then even buying it subject to the existing mortgage may not be enough to make this a viable deal.You need more info, and fast!

Not as saturated as other markets. 

Better off buying short term treasuries with as close to zero risk as exists in investing.

If you can't find an existing multifamily to pencil out try to identify something that you could add an ADU to or a larger single family home you can split into more than one unit using ADU rules.

You'll meet many of his existing students, and learn about their experiences, without a high-pressure sales pitch. 

You also need a detailed explanation of each cost item to solidify a clear scope of work for that specific task.Experienced general contractors provide computerized plans to show the current existing conditions and the proposed final floor plan.

The new buyer would have to honor the pre-existing oil rights of the oil company.My question is: is it possible to transfer oil rights but not mineral rights?

This approach undermines the trust that should exist in a lending relationship.