You need to find valid comp sales to show lower value than yours.

Then you might just do a quick consultation with a land/zoning attorney, again to get a feel for how big of a battle it would be and your chances of success.It's also worth mentioning that, while rare, very occasionally you can sometimes research a property in the Providence City Archives (5th floor of city hall, walk up) and find a # of units documented, prior to the adoption of the current zoning code, and have a valid argument for a pre-existing, should-be-grandfathered number of legal units.I've only done that on one property, researched it in the City Archives to try to find a greater # of legal units in the early 1900s from Census / City Directory records.

And that if I wanted to move the profit from a residential building lot, with no home on it, to a finished or under construction home, that I would it would not fit the like-like rule.However, I just got off the phone with the person who helped me with the last 1031 I did, and she indicated that as long as it was real property, purchased for investment only, that I could use that as a valid 1031. 

If you are only planning on buying one property in the relatively short term, then this is a valid request, even if you guarantee them something small, say a few hundred dollars.

@Wayne Brooks, But inactive or active, a valid RE license is still a valid RE license.

I could easily see a future opportunity for a gas station, self storage, smaller commercial warehouse, etc., but I know the undermining will affect the attractiveness of selling later down the road for that. 

Here are the facts,- Property is listed at $400k- ive been told the seller wont accept anything less than $350k - Has about $35k worth of work by my estimate - Plan to add new bedroom and bath in basement, - update kitchen cabinets and appliances - Update 2 bathrooms - almost all flooring - Paint all interior - waterproof 1 wall in basement Really need some help validating my numbers.

I could also seem them restricting certain appliances (giant fridge, gas stove, etc).

I have closed on a few properties a long time ago and it really wasn't that difficult from what I recall and I had zero experience at the time and zero issues as well.However, now I would suggest calling a local real estate attorney and ask about their services to write the contract and perform the closing for you.It could save you some big money with the realtor commission and besides you are getting valid legal advice and minimizing your legal risks .

What about common area electric, gas?