Variance / Zoning Question

[Stefan P.]

Hello All, 

I am thinking of making an offer on a multi family property in NJ but have a variance question. 

It is a two story house with a finished attic, where the first floor is a commercially zoned space (Dr. office or law firm etc.), the second floor and the attic is a finished attic apartment. I would like to convert the commercial space into a third apartment. According to the seller's agent, the first floor was once used as an apartment, but the town has no record of it. 

The property is bordering a commercial B2 zone (Regional Business) and is zoned R2 (medium density single family). The property is legal but non compliant. The properties on the same street are mostly single family homes, with exception of a bank bordering the property on one side (the B2 zone).

If I make an offer on this property then only contingent on a successful variance, which will cost me money and time. How difficult is it to get a variance in this case?