In my experience though, most agents know a certain area very well compared to other areas outside that zone....outside of an hour radius, I would find a second agent in that area...my 2 cents.

House that hasn't been updated since it was built in the 70's.It is one of three houses on a 300 acre cattle ranch.Through cheap rent I was able to become debt free and have offered to buy it from my Landlords.I have developed good level of trust with them, and they are entertaining the idea.I called the planning department at the county office and they said this area (Wheatland California) is zoned ag land and could only be split up into 80 acre parcels.The only other option they gave was for the owners to separate the homesteads from the land, but all three houses would still be together.My question is has anybody ever been in a situation like this before?

$50k offer will certainly keep you in the safe zone.

Confirm what the land is zoned (approved) for.

Are there ways to be creative in zoning? 

Most of the houses I am looking at are in AE zones just like my Hoboken houses but I have heard stories of much more expensive rates at the shore so I assume not all houses in same zone have same price?

So would the process be the same on trying to figure out the zoning and everything?

It's zoned as a multi-family (3 dwellings per lot for a total of 6 units), even though the area primarily consists of single families.

I am wondering if I am still in the safe zone.  

As far as bringing certain items up to code, the only way you'll know what you're dealing with is to have zoning go through the house.