You will absolutely need to check with zoning and your permit office.

i landscpaed my property,i made the mistake of no submitting permission.I also included in this project the removal of a tree(roots coming thru the garage floor),i went to the city after the fact and they sent me a letter that i could remove the tree but had to replace it with the same type(shade tree).I replaced it with a palm instead(not permited)I figured that the rest of the neighbors on that street replaced their shade trees with a palm so why shouldLater i sent the architectural form and the pics of the finished product.I also showed them that most of the homes on my street had replaced them with palms including the HOA board president.The Property manager said that wasnt theirproblem ,that they couldnt send all those people violation notices for not requesting architectural change proposal,that if i wanted i could go to the city and complain there.So why did they ask me to go to the city for permission to remove the tree?

Most banks do not permit assigning contracts and verify that the end buyer's name matches the contract name. 

Is it permitted and zoned for four units?

Dependign on where you are located, REO's "could" be a good venture for a couple hosues (depending on the area) or maybe a couiple through short salescenarios.Here's a perfect example:Just finished negotiating a short sale on a house that is over 3000 square feet, is a 4/2, was completely remodeled with kitchen and two permitted bedrooms and the tenants are wanting to stay in it and do a "hybrid lease-option" for $2000 a month.

ok, So I do hard money loans for a living & project development & I got to thinking well daym why don't I do it my self & with my own companyI live right in Philly right now & we are going to be having a huge boom with al the casinos coming in - I am well connected in my city & have found land on the water front that would be a crazy mulit million dollar investment the issue is I have no start up capital myself & no knowledge on too much of anything outside of getting it financedI do how ever have contacts inside the city & state to get zoned & permitted & everything else so what are my next steps & advice on how to proceed ?

I got a permit for a cover because I didn't think the hoa woud approve a deck at the time.

Route the drain line first, then the supply lines, then the electrical.You'll need to be sure your main electrical panel has sufficient capacity for the new dryer circuit.This is certainly something that requires permits and inspections.

However, your state laws also address that, in that members are permitted(yes, permitted) to speak, IF they follow certain rules and steps.

Direct deeding has been permitted for nearly 20 years, now.