Or some variation of this.

If only one APN, then you will need a zoning variation, and from experience, they are no fun and difficult.

We have tried all variations of different date ranges.

The bank sets the rules of the game, & any variation from "their" plan can be extremely tough to navigate.  

I'm a little low to chime in, but thought this blog post I did may be helpful:  http://www.biggerpockets.com/blogs/4445/blog_posts...I don't think you can broadbrush an entire area with one class, there will be pockets to variation in each area, which is kind of the feedback you've been getting.

Not only that but you can give them a few different creative offers, the first could be seller financing, the second could be sub2, and the 3rd some other creative variation or maybe a lower cash offer.I'm curious if anyone has done this and could perhaps explain an example for how to do it successfully.  

Note that this wire came in variation where the inner conductors were encased in lead.  

Small towns like Conneaut, Edinboro, Greenville, and Meadville still have the different neighborhoods but the price variation is a bit tighter. 

There are other variations, but they're variations of these themes.

In Excel you can solve for all different variations of the equation with different variables.