Don't sign a listing with any of them just ask their opinion of what you should do with the property.If you sell there are several ways to defer gains including 1031, contract sales and opportunity zones.If you don't want to sell you can always develop the property yourself or in partnership from ideas you get in the above process.

Several you should pay attention to are:- Ordinance & Law: Provides additional building coverage to deal with rebuilding costIncreases due to changes in Zoning or Building laws- Personal Injury Liability: Libel, defamation of character, wrongful imprisonment, etc.

I have gotten several lists to get potential leads for wholesaling, like tax delinquent lists for example.

Thinking its quite rare for them to simply reject since in over a decade and several hundred short sales its never happened to me - but yeah of course - they can say no.

The only problem is the house is zoned as a single family and they have added 2 units behind the house without zoning to multi family so several banks are unwilling to finance.What options do I have here?

@Paras Gupta if you can't use the equity in one of your rentals to finance the new acquisition, or find a partner, another option is an asset based lender like Lending One, Lima One or several others.

I like this niche because it limits my risk on several major expenses - exterior and roof.

I've read several articles, but still not sure of my next step.

He bought the place several years ago for $500K and has an additional $150k HELOC on it that may or may not have a balance. 

There are any number of things that can happen where that revenue can go away or severely diminish in value.The ATM could have a monthly withdrawal volume rate that has to be achieved or they could reduce rent or terminate the primary term of lease early.