@Jonathan Greene, @Hui Song - I checked with the zoning office, this is a non conforming 3 family unit. 

One specific example I'm thinking of was like this . . . first appraiser came in and said that a 4-unit property built in 1940 (i.e. before city planning) was illegal non-conforming and therefore they will only could the main house. 

@John S.The max loans are for conventional conforming loans.

Check to see if the township considered the commercial use an existing non-conforming use in a residential zone.

This property is conformed of a 2x1, 1x1, and 0x1.

rezoning is not feasible, it's very costly. if it's zoning a 2 unit then you are in a so called pre-existing non-conforming, check the floor area ratio if you are already over then there is not much you can do, however if you your FAR is below then there are potential opportunities for the garden unit considering the newly passed ordinance. 

@Tucker Cummings I'm not a lender but it sounds like you are at the limit for conforming loans (Fannie Mae and Freddie Mac).

@Erica Hutchinson you should be able to Google Fannie / Freddie conforming loan limits and look up your specific county.

See the image below for the range of skills you need to succeed.If you select a city that conforms to all the criteria I listed and found a good local investment team, you should do well.

@Trevor F.Plenty of lenders out there who offer DSCR/long-term loans to help you borrower against these types of assets with lower loan amounts so you don't have to use the conventional/conforming spots.