If you get into land that has any type of geological issues (sandy, rocky, sloped, etc.) it will increase the development costs considerably.

The reason being that the houses were older than I'm accustomed to and they use different building methodologies up there, so I wasn't able to assess things like the well, foundations on clay soil, rubber roofs, etc.FWIW, I was over budget by about $25K on the first Milwaukee rehab -- about $10K of that was stuff a really good inspector probably could have caught (structural/framing issues), but the inspector missed it and so did I.

If they trash the place, will insurance cover anything; missing/broken plumbing, soiled carpets/hardwoods, damaged drywall etc?

@ Jon K: Yes, I was thinking about the policy after I lost power during hurricane Sandy. . .and had several candles burning.

I was also in the basement 1 day after hurricane sandy and no waterYour contractor is an idiot.

Up to 20 years in prison.The federal case started after investigators found lead paint chips on the ground and in the soil of the landlord's apartments, during a renovation and painting project in 2011.By law, lessors of pre-1978 homes must disclose any known lead paint to prospective residents, share inspection reports, distribute lead-hazard pamphlets - and then document those steps when a lease is signed.

There is no question that it was affected by the nationwide downturn three years after opening but what a great project:Atlantic Station is located on the site of the Atlantic Steel mill, which opened in 1901.[1] The steel mill was nearly closed in the mid-1970s, but it remained nominally operational primarily to avoid the huge costs it would have required to remediate the soil contamination present after years of operation.[2]Developer Jim Jacoby, who also redeveloped Florida's Marineland, began putting the project together in 1997 when his company became the property contractor of the land.

@sandy @Sandy Sawyer sent you a message I would love and appreciate your help!! 

One is more permanent.Also know you seems to have a soil issue causing this and to keep the stairs in "tip Top" shape will require you inspecting them for future movement and having the re-slab jacked if needed.Stair problems are a lawsuit waiting to happen.They need to be spot on perfect at all times--not just close to OK.And it looks like that big tree to the left might be part of the problem.Or you could get some bids on a demo and re-pour.I did a quick Concept Mockup below.Good Luck!

Have you posted an ad online for free soil?