Rezoning Advice Needed

[Naida Casas]

I own a single family house that was gifted to my by family. After my tenant moved out, I put the house on the market for $70,000.  The house is in bad condition but the land has so much potential! It would be great for building a 4 or 8 plex on the lot and either sell or tear down the house. Behind my property is commercial property. Next to me there is neighborhood commercial parking lot for a church down the street. To the front and other side, is residential older houses. 

I spoke to the my city's Planning and Zoning department and they told me they do not think it would be approved for either commercial or neighborhood commercial. They also told me it's a 50/50 on multifamily. I would need to apply, pay a fee and meet with the city officials with no guarantee of approval. 

I do not have the capital to fix the house or to build a multi family complex. Should I try for zoning of a multi family complex and hope it's approved to increase the value of the property and get a potential investor to buy the property anyway?