Almost every town has zoning regulations which describe in a table, usually, the basic requirements to have a legal lot.

And yes, your 8000SF rehab was excellent school for this castle.And finally, all who have had a unique vision have had to deal with negativity.

Be sure to read all the way to the end: Tax his land, Tax his bed, Tax the table, At which he's fed.

,If it's MLS deals you are looking at, and you can bring buyers to the table, why not get your real estate agent license really quick? 

You either need to have it or be able to raise it. 2) It takes time to get a commercial deal to the closing table.

Well, then, you'll likely need to put more money in to make it ready for sale, in addition to the difference between what the house appraised for and what you purchased it for (assuming you could even sell it for appraised value), you'll need to add an extra 10% transaction fees to sell to your losses ... your down payment would be mostly if not all lost and you may even need to bring more cash to the closing table just to get out from under it.  

We're talking a big negative there.You sound like you're in a unique position, if you'll be able to House-hack.

First mistake I made on my first flip was flipping a home that was unique for the area.

I would put a table of contents summary sheet on top of all of this and hand it to him.I'm guessing he will immediately take you seriously and know that you are not just a tire kicker.  

I am sure they have penciled whipped it ...but then again real estate is unique and does not always follow formulas you have emotion come to play as well.