Put some feelers out too for good reputable investment clubs in your area.. 

(rented @$1900/ mo. since 6/1/11)- should have 0 tax consequence/gains on sale (paid $180K cash in 2010)- have $40k in additional emergency fund/checking- have two small (and only) flips under my belt since January 2015 - all work done myself except for electrical/ major plumbing/HVAC- will be 55 in 2016 (so I don't have 50 more years to "play around" to build nest eggOk, so, my idea is to buy a place for cash in the 60-$75k range and fix it up over the next 6 months then move in as my lease on my apartment expires.

With a bit of luck the fact your unit is not permitted will be of no consequence as it really is mostly an unrelated matter.  

Before you get a broker spend a little time reading some reputable books or other forms of education so you don't waste your time and theirs.

IE no RISK at all to tenant base like most of the lower end rentals are.you may want to explore Lending with a local VERY GOOD reputable HML in your market.I suspect you could make 10 to 12% and be truly passive...

I believe the author experienced harsh consequences of the 2008 crash as he was investing in Detroit but it does not imply that the information in the book is not helpful.  

In any case, make sure you are dealing with reputable investors.

Second, a reputable title company will handle bulk of the busy tasks for the closing.To echo what @Ethan Giller said, I think many new investors run into trouble because they don’t know what questions to ask.

Consider investing in a good, reputable on-site mentor who will get you off to a good, profitable start.

Do you have a reputable lawyer or title company that you are working with?