My guess is that if you sold it off-market to a private party it would matter less, but then you'd have less exposure of course.The biggest issue I've noticed about properties where the zoning is odd/unusual/not what you'd expect based on the current usage, is that often they are in very not-great areas.For example, the property you're talking about, would not surprise me if it's on a short street and next to or across from an abandoned / boarded-up factory, railroad tracks, etc. and all the properties on that short street are either vacant or in rough shape.I'm not just being pessimistic, I've researched a lot of properties and the few times these zoning mismatches pop up, seems more often than not to be a situation like that.So to me the issue isn't the zoning per se, it's that the zoning itself is an indicator of something else that's less desirable about the property, such as what's around it.The Providence zoning code is online and in the Industrial Districts section defines Light Industrial (M-1) as: "The M-1 light industrial district is intended for light industrial and office park uses that accommodate a variety of manufacturing, assembly, storage of durable goods, and related activities provided that they do not pose toxic, explosive or environmental hazard in the city."

The folks looking to live there and rent from your will be looking for that and likely be find paying a premium for the character.2.

Short term rentals are typically defined by anything less than 30 days.  

You need to define your "scope of work" better. 

Once I had this longer-term goal defined, I then started pursuing deals that would get me there with the understanding that I would not move out of NYC and not leave my day job which earns me good money.NYC investing would not bring me any positive cash flows anymore so I have been investing out of state in TN primarily. 

Careful with the Michael Lush character, he's another GURU who wants you to send him money to get access to his special list of "HELOC" mortgage bankers.

Then move backward again to define the action that was required to provide the inputs to the last stepcontinue crawling upward until you reach that point where there is just the objective and then inputs have to be definedfor example:  Creating an invoice: accounting access to accounts receivable account gets the customer infodecide the project or purpose of the invoiceopen New Invoiceenter customer infoenter today's date and the date payment is dueitemize the parts & labor on the invoiceenter the terms of payment (DOD, net-10, net-30)print the invoice / email the invoicesave and close the New InvoicePrint the above and file in your Procedure Manual.Yeah, that's obvious and trivial but now start on an important procedure that needs to be documented:  Screening Tenant Applications. 

Keep your character strong and you will be rewarded because people will notice that and want to work with you. 

@Walker Furpahs Can you define "potential units"...how do you know this is habitable space? 

It seems like that it would take a certain set of variables all going bad for a rehab team with experience and (apparently) character to walk away and leave me with a house that I have to finish and sell for a 30% loss.