So one red flag I do see in your analysis is zero seasoning period.

@Handel CarterA few possibilities come to mind, none of them great for you:1) complex owner wants to expand and having that piece of property will keep them within some sort of zoning rule2) complex owner wants to buy your properties and cheaply, and will begin a campaign of targeted actions to wear you down.3) slightly better: their survey (which u have every right to demand) revealed this issue and they are documenting it for any future contingencies.

so any change in wire instructions is a RED FLAG FUll STOP.. people do change banks but you need to verify. 

Ask them what zoning district the property is in and if this zone allows for two family properties.

And, if the sponsor is reluctant to connect any existing investors with you, then that is probably a red flag. 

It requires a thorough understanding of zoning/future use, the municipalities' building codes, soil testing/standards, impact fees and more. 

would you flip in a low income, no war zone area?

Since I don't live in Gloucester City I typically ask my PM what she thinks about certain parts of town or a specific address.Yes, you should be checking flood zone maps from FEMA as it will indicate if you need flood insurance. 

Have to call zoning to find out if could be re-zoned into 2-family.

I’m wondering if it’s a good idea to find investors/buyers outside of my area or should I focus more on finding them inside my area zone... trying to find myself some extra investors that I can pitch to as my area isn’t fairly that rich in size.