They are required to provide it (unless it’s an estate sale or bank owned) and unfortunately I’ve seen too many when they tick all the boxes unknown- which doesn’t really help much.

Unknown duration of return.Not sure how many conventional banks/mortgage companies or lenders will consider such a customer. 

So the unknown for me is how much a rehab would cost.

Unknowns or overdoing it?

If duration is unknown, make it 1/2yr and put in a clause for early termination allowance, again clearly defining upfront expectations. 

My assumption has been that higher density would equal greater value for the land but don't know the metric for how to determine that given all the unknowns with the new legislation. 

That way you’re not taking some scary plunge into the unknown.

I just need to get over the fear of unknown and go talk with the bank.

So if you're putting over $200k in rehab (still an unknown number), and the property is worth $725k, that means the max you can offer is less than $525...I would say no higher than $450k (I would be very afraid of this rehab ultimate cost).Now, if your intention is/was to refi this property, and you want to recover your rehab cost as well as cove the balance of the money owed, then the total cost including purchase price and rehab, can't be any higher than about $500k. 

This means that I carry a greater equity position (lower LTV) and the overall return is not as good as a fully leveraged investment but that NNN lease (with 2% annual increase) still beats the unknowns of all the other inflationary expenses that could affect gross leases (like multi-family).