Ideally I would like to add at least one new property per year and honestly, if feasible, I don't mind if they are spread out around the US if it allows the capture of better deals. 

As for me, I have diversified my portfolio across different platforms, different deal types (equity, preferred equity, debt), and also types of properties (commercial, multifamily, residential, mixed-use, storage, etc). 

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."

Does anyone have experience renting out garages for storage purposes?  

My original concern and reason for starting this thread was to see if it is feasible in the cleveland and Akron markets.

I want to convert the shared laundry and storage area to 1 bedroom and laundry for basement only.

I don't know if its feasible to think I could quit having a full time job for real estate investing any time soon, but who knows where my new found passion will lead.

Its more feasible to have something to start with then to come to a lawyer empty handed.Hope this helps

I want to learn how to leverage my moves to create investment opportunities while also balancing with the moves to make it feasible.

Forecast Objective * Phase 1 - Collaborate site location Phase 2 -  Pro forma Feasibility Phase 3 –  Generate Investor InterestDuties - To support members by camaraderie, influence, networking, open discussion.