It is possible for a building to be in contravention of the zoning under the current municipal plan, but to have been in compliance under zoning at the time of construction/modification to its present configuration {allowing it to persist unless the building is altered again in some significant manner} - this is the rational behind requesting the Vendor obtain a zoning confirmation letter.

With this configuration on a bathroom, does anyone know of a good vanity to use?  

@Sean FullerIf the property is in a hot area, have you thought about just selling and buying something that was already configured properly? 

THANG BUI It can be done, but it means re-configuring everything. move the sink to the corner or right side, put the stove on the sink area, fridge on the left of the sink, about 3' away, I see the wall at the left of the current sink, that might need to go.Again, can be done, but it's gonna cost a lot.

Is there a tool that will let you enter in an address or APN and it will lookup the zoning for the lot and output things like: max # buildable units, building configurations that adjust based on your preferences (optimize for # units vs. unit size, etc) while also taking into account setbacks, parking requirements and other zoning limits?

I'm looking at a good price, location, and ROI on a foreclosure.  The house needs some mold remediation and cosmetics but otherwise should be a great deal.Its a four bedroom with three small bedrooms upstairs and the ...

My goal is to learn every day.Search Niches1) Mis-configured homes: Large living area, but too few bed or baths.2) Lots that are Just under the minimum for subdividing.

What is slightly confusing is that these questions need to be asked of any property and the fact that this particular property is the product of a past 1031 exchange is irrelevant.Before you improve any part you will need to know applicable zoning and municipality specific governance regulations and any associated legal changes to configuration you will need to make to execute your plan.The fact that this was once  a 1031 exchange only means that past basis has been carried forward and is apportioned specifically and these allocations may need to be carried forward if the property is improved and later sold at some point as a different configuration than was exchanged into.Whether the 1031 was into one or several parcels is irrelevant to your ability to improve, combine, or divide them.  

Remember: The 1/1 configuration has a very limited appeal, aka not useful for families.

On those the configuration is such that the permitting & construction cost could be as low as $25k - $40k.