Once i had that established, in addition to the attorney, I needed a survey, to finish separating the remaining utilities, meet the setback, minimum lot size and the other requirements to make the new legal lots separate legal interests.

EliasTampa aka Champa Bay recently beat out Miami for the top cityhttps://www.tampabay.com/news/tampa/2021/06/30/tampa-tops-miami-as-floridas-best-city-says-new-global-survey/#:~:text=The%20annual%20rankings%20pushed%20Tampa,Brady%20got%20a%20shout%2Dout.

Seller also agreed to complete a new survey.

Considering a 10+ unit residential commercial property if one already owns the land, has everything else in order: civil engineering, soil survey, Phase I, and architectural blueprints...if the owner was forced to sell due to lack of financing and or some other reason does having those things necessarily increase the value of the vacant land?

Closing costs can run anywhere from 2-3% of the pruchase price and include cost items such as, loan origination fees, appraisel and survey fees, title/homeowner insurance, escrow fees, attorney fees, etc...

Same with the survey fee.Also, while your paperwork seems to show a charge for the full property taxes, that will not be the case...because the seller is responsible for their portion of the property taxes.  

The former are actual fees such as Title Search, Title insurance, attorney fee, Closing Agent fees, survey, recording fees, etc. 

However, she should already know basic things like what a title company does and what a survey is.....Red flag #2.I know it's not typical with wholesaling, but we were going to be financing this deal. 

We did not order a survey of this property at the time of purchase.

🤣)If you're lucky enough to put 50% down you can actually probably expect a reasonable cash flow, which is honestly a great place to be.I have not done a comprehensive market survey, neighborhood by neighborhood and zip code by zip code, to tell you (or anyone :) where the "best" area to invest is in terms of cash flow, rate of return, etc.However what I can say is that other investors have told me, and I have seen it myself over the years, that some of the "best" returns can be had in the most difficult areas.