Be part of the movement and help educate your local city planners and be proactive. 

@Andres Galeano JR time management is always a work in progress, and adapting techniques to meet your needs.Time Management: I utilize a planner/ daily schedule tactic from Cal Newport's - How to Become A Straight A Student.

As a retired Certified Financial Planner, I look for investments, not focused on Capital Gains, but cash flow. 

Should this backfire resulting the lender to close the file and causing the seller to lose the opportunity to sell, I would not want to face a judge in this case.Effectively, by recommending the use of a trust, your acting as an estate planner, CPA, or attorney and this troubles me.I am sure there are disclosures included the Guru's package but disclosures does not make it legal or ethical.

For that one, talk to a tax planner. 

I spoke with the city planner and there was a process to show its history of use as a residential property to legalize it, but it would still be non-conforming. 

Many places around here will allow a person to talk informally to city planners to see if a project makes sense relative to the city growth 'vision' and density limitations (if any... but traffic, amenities, etc.).

However,4) You should not do this without a qualified and honest financial planner.

The P&Z staff makes recommendations to the Plan Commission, City Council or Zoning Board, whichever group votes on zoning in your area.The Planner can outline the zoning process as well as the approval process to follow that gets your construction plans approved.

I'll try to get face time and see what I can do, but over all your years doing this have you connected with estate planners, nursing homes, hospice centers, priests or any other businesses or non-businesses that have been worthwhile relationships?