Luckily mine was zoned commercial and so the regulation didn't effect me and actually helped as it greatly reduced the supply in the market. 

My thinking is that by renting to a residential care facility I can effectively utilize all the space, earn above market rent, and help provide a needed service, while avoiding tenant parking jams. 

What financing strategy would be most effective?

So my question:  do you have a buyer - or someone wasting your time?

Don't waste your time with an unwinable case.

You will be sick, go crazy and not get it all done and your time will be wasted. 

Effectively good egg is simply a P.O. box that takes a Commission out of your hard earned/saved money, in return, for purportedly providing due diligence to vet the potential projects and sponsors, on your behalf.

Time is way too precious to waste on being unhappy because you want more

In effect, earnest money is just paying more of the down payment and closing costs upfront.”Keep in mind, this isn’t required, and it doesn’t guarantee your offer will be accepted.

Hoping not to waste my time if Stessa is problematic.