You have to get ready to step outside your comfort zone and LEARN, LEARN, LEARN!!! 

For zoning, a mix of R2 and R1 is going to be the most family-friendly.

Whixh to my understanding prohibits signs within a certain distance of others, certain zoning districts (I don't believe variances count, and I believe it had to have been zoned that way prior to 1959.)

I'd recommend learning the city as well as possible and pay close attention to new developments, light rail lines, opportunity zones etc.

Of course they have the capital to ride out a few years in the red and absorb any additional capital expenditures before they start seeing returns, but as a long term strategy it's a great wealth multiplier. 

Red flag #1 - has to move nowRed flag #2 - doesn't know past landlord contact info (because, well, she doesn't want you to talk to them, obviously).Red flag #3 - way, way too much income for your rental value.

It is zoned mixed use - residential & commercial.

The better approach will be breaking down the deal a bit vs being sarcastic about it to get investors attention when in their minds they think $20k = D class war zone

Other than just paying attention to the zoning regulations, Is anyone aware of a tool that will help identify the percentage of each in a given area?

It's about a 0.23-acre lot zoned R-2.