Oh and dont think about STR's...Charlottesville, Waynesboro, Staunton, and Harrisonburg have been denying permits due to affordable long term rentals. 

Buy it as a duplex, do all the permits, etc, necessary for it to legally be a 3-unit.

Both require a postal permit so the saving is gobbled up fast.  

When you apply for a rental license do they look for un-permitted work?

As someone who recently completed my first fix-and-flip project, I can share a few challenges that took me by surprise:Navigating the local permitting process was more complex and time-consuming than I anticipated.

I recommend you talk to an attorney to avoid making a legal mistake that permits them to stay longer.

I am planning on visiting the P&Z department in Douglas Co. to get a walkthrough of how to obtain a building permit this week. 

You also can have someone who uses matterport or other software to scan and create floor plans if that’s all you need and that costs like 250Have to submit plans to get building permits approved.

How would you pull permits if you can't do so yourself?  

We also have a pretty good relationship with all the neighbors which I'm sure helps.The reason for me not getting a permit once obtaining this property is very simple -- I was given this house from my father, and the town that I'm located in, you're not able to get a rental permit unless the house is owner-occupied.