And the groundwater is incompatible for human consumption due to abandon mines.No utilies, no stores, no police or emergency presence for a good hour, no nothing.

For instance, FHA guidelines are very strict and restrictive when it comes to using departing-residence rental income to qualify for a new FHA loan (such as the 100-mile rule).

Are your investments registered with either the SEC or with the California Department of Financial Protection & Innovation?

Most of my locations are in areas that a store maybe 10 minutes away. 

It is possible to buy too many too fast and put yourself in a financial hardship.Have you ever heard of a startup store that done real good and added another store that done good?

The inverse up in the NE where folks departed to FL, NC, TN, TX, and now when they try to revert you see a massive short in CT, MA, etc. 

Quote from @Ben Trageser: I would recommend calling the zoning department of the town and asking.

I store some funds in a HYSA as well as lower risk investments.

You need to make sure that your property is easily financeable if you decide to sell it in the future and any future buyer can call out non-permitted items and actually report you to the building department or, at a minimum, ask for seller concessions.

I can't tell you how long a conversion process will take, but I can tell you that their building department is not fun.