Probably hard money would be the path of least resistance.

Moreover, if the seller is resisting having the utilities on, I'd view that as a HUGE red flag (similar to how I'd view it if someone tried to sell me a used car, but wouldn't let me test drive it or even start the engine).Since correct and thorough due diligence is the foundation of successful REI, I'd be extremely hesitant to buy a property without testing the aforementioned items (unless the property was so heavily discounted that I could replace/fix all of those items if they turned out to be faulty...but even then, I'd be wary).I'd suggest strategizing with your agent on the best way to get the utilities turned on so you can do a correct inspection...Good luck out there!

Would think residential zoning might be the path of least resistance but again, i'm very new. 

@James Syed, we drive by Staunton when visiting family (Herrin/Murphysboro) and I always have to resist stopping and browsing the old car dealership there on I55....way too easy to spend money on old cars instead of investing it in something that will make money.  

I dont want to get all legal with them right out of the gate, get on their badside, they resist and then I have legal payments.  

It is not bullet proof, nothing is in law, but if you are doing everything right, it is highly bullet resistant.

I wonder if there are others like me or if I am just being resistant to change and trying to justify it.

Slightly more risky IMO but with the guaranty of occupying at least the residential units & my desire to open up another small business this year, I cannot resist.

My guess is you will start to see some resistance by other Investors in the market, prices will stabilize or start a slight decline and then it's up to the Micro Economics to determine if the "Hot Zones" will continue on or if the population makes a shift towards non-oil markets.

I've read that PEXa is even more resistant to bursting.