Steve L hit the nail on the head...in my market there's about a 5% bump in appraisal for condition.

And if they sell it, they have to pay $30K right off the top.Yep, there are intangibles like being able to pound a nail in a wall or paint a room purple without worrying about your security deposit.

If it were to be cut in half via a re-zoning issue, he/she would fight tooth and nail to stop that and if not successful, would likely not buy the parcel.Good luck to you and as already stated, start with the planning department.

Joints will seperate, nails will "pop" and loosen giving you a squeaky floor.

If your going to get better then a 8 or 10 cap on your money you have to solve problems or do rehab work usually.

Apple, IBM, Yahoo, Cap one, etc.

As always @annbellamy hits nail on head...If a hard money allows you to move forward on a profitable investment after paying the lender, you should strongly consider it, understanding there is risk in the event of nonperformance.

If it's pretty big, you'll also get nailed with higher insurance costs due to the square footage and possibly higher property tax bills.

So, the local broker who nails the collateral closer to what it can be will usually have a higher price, that is from private note holders who don't command the attention at the institutional level.

I'll only chime in to say that Sam Parkins already nailed it.