Jean, This is a situation that warrants your concern.

They work with a local agent and the process goes to close in 60 days usually, but they specialize in high-high end on the auctions, avg. price point is 5m, but they do lower when warranted.

Also keep in mind condos are tougher to sell in general due to warrantability and even more so now with the tighter lending requirements.

Example, putting granite counters in a neighborhood that doesn't warrant them.

If the neighborhood could accommodate a 5th unit and it truly adds to the property for aesthetics as well as utility (i.e. is there a place to park, nearest city utility access, septic system capacity, etc) it would certainly warrant investigating the potential the ROI for building a unit.  

If you feel it is warranted to warn your tenant, simply write a letter citing the pertinent part of your lease the tenant is violating and ask them to cease and desist immediately. 

Hardly any furniture remaining, no beds and I saw the Warrant on the counter with what the police confiscated (guns,ammo,drugs the whole 9 yards).

Don't ask him to do the work without a permit if a permit is warranted. 

If you don't have access to good comp list or MLS, could you use the 'just value' as a proxy to run your first set of numbers to see if the property warrants more accurate research?

Then during the entitlement phase, bringing in a 3rd party to run a true feasibility analysis is well warranted.5)There is no set standard, I like an extended period to close.