Will and Andrew, feel free to correct me if any of this doesn't line up with your experience.

Also, please verify that these are the correct steps for me to take:1. 

If you went ahead and did it without it being zoned correctly you might run into some issues with the town.

What math do I need to ensure is correct?

@Alan Pederson You're correct and I agree, it would be nice to get some experience with purchasing properties with an agent but usually there's tutorials about this kind of stuff so once you buy 1 or 2 properties on the MLS with an agent, the buyer should be relatively comfortable with purchasing houses.

@Kyle Burrows Sounds like you’re on he right track and thinking about hints correctly.

Interestingly enough, when I first wrote to you I was under contract with this property and didn't know it wasn't functioning correctly under the current zoning.

Hi Christina,Brian is correct. 

If you are going to buy the property, I would lower your price offer and make sure you have calculated the market value correctly.

In fact, I am putting it on the market at the end of this month, so I'll find out if I bought it (and rehabbed it) correctly.