Your net gain is your net sale, minus your adjust cost basis.

Many listings are adjusting their asking price at least once while on the market.

If not, then the path of least resistance is to simply adjust your vision so it fits better into the lot, as-is. :) A zoning change can take up to 6 months, approval isn't guaranteed (despite Aldermanic support), and potentially cost a lot of money (architectural site / floor plans & dimensioned elevations, zoning attorney, holding costs, etc.) 

I think incorporating @Stuart Udis insights and adjustments, as well as @Jay Hinrichs is how get this clay into solid-gold. 

also if the landlord becomes responsible for utilities would i be able to adjust the rent??

To me the most frequent issue I see in posts and discussions is not discussing how to scale and also Risk adjusted returns.  

I offered a month’s rent in addition to what was reasonable for loss of use of 7 weeks of garage and 2 weeks of kitchen/bathroom unavailability (adjusted for back rent for unauthorized pet) but no response from tenant other than pursuing legal option unless I share Landlord insurance details.

There might be some negotiation room for you to adjust the taking of proceeds so that you end up the the real estate (and deferred tax) in a 1031. 

If you're going to live in it for a bit and fix it up you can adjust accordingly.

How are you adjusting?