That's the way to big strong and retire early! 

Would the bank be ok with payments based on DOT or call the loan?

A strong financial strategy is necessary, and it should include a budget for moving costs, property acquisition costs, renovations, and any vacancies.

Other investors I know use this to find properties based on zoning and uses allowed:https://www.deepblocks.com/They also have overlay maps of zoning codes/census tracts/demographics like population and income, etc.

The stuff I’m seeing now I just don’t see how I can get it to 12 cap even after stabilization; it’s as if sellers are selling based on future maybe projections, and not current operations.  

My reason for this is because, I am based in New York for the time being.

That is strong cash flow though and if you've been looking for some time now then maybe it makes sense to pursue. 

I tried to use the Home Depot apps camera feature that allows you to take a picture and it’ll search for a similar (or exact) product based on that but, it was a dead end lol

Choose,It's good to have a general guideline to start with, but as you gain experience in a particular market you need to adjust your numbers based on experience.

If I do the work unpermitted by a licensed contractor, is it illegal to advertise it based on the added bedrooms?