You must be extremely transparent and great at communicating in these circumstances so they can remain confident this can still get to closing.    

Cash out over purchase price can be difficult in some circumstances.

I'm just trying to get some context about how difficult it is to rezone under this circumstance and how costly it would be for them...this would effect how I much I market the property for.

It would just have to take a special circumstance. 

I’ve come to like portfolio lenders now because it skips underwriting, which in my opinion is a crappy process that doesn’t account for individual circumstances.

In most circumstances if you sign an option ground lease they will build it, but it is not guaranteed.  

That is incredibly attractive even to me and I am in no mood to purchase real estate for the foreseeable future; too many unforeseen, costly and rage-fueling repairs.If I were you, I would consider roofstock.com when it comes time to selling.

Then down the road I would rent it out or sell it based on my circumstances at that time.

Aside from those big items that any home inspector would be able to give you an idea, and unforeseen structural issues, most other repairs inside a residential unit are relatively inexpensive if you are handy and get to the early. 

A simple credit isn't necessarily going to cover unforeseen costs should the county/local inspector decide the work needs "adjustment" in order to close it out.