auction.com website hosting bank owned, there seems more possibility to do hard money.as a rule if you're dealing with a county's auction directly even hosted by aucton.com that defaults to county, I would not use a lender (hard money company) regulated  by the state or national level) and i dont think they can fulfill a county auction closing timeline and you lose your deposit.

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?

@Nathan G.This would be a supplement to an already established career in a different field.

@Daniel Mendez I tend to focus on outlying markets, they have cheaper land cost and better zoning regulations for building high density affordable housing. 

You want to make sure there are no issues with city or county regulations.

Especially those that are established and been around a while.

I would suggest that you start to do the following:1 - Start to establish a credit history.

If you search public platforms for opportunities to invest, you will find mostly 506c offerings and they will come with those restrictions.Conversely, a 506b will not allow the syndicator to advertise publicly, but will allow them to accept accredited investors and up to 35 non-accredited investors as long as proper conditions are met and prior relationship between sponsor and investor is established before an investment is made.

They can establish if it was grandfathered past that zoning law.

For sure talk to your CPA, @Joseph Vu, but usually you "establish" primary residency by living there for 2 out of 5 years.