Flood certification - should I record this under "land survey"?

This money will be used for land acquisition, surveying, engineering, concept plan, blueprints, zoning and building permits, and first 3 unit condo build. 

Can you survey the property and have the property split up to basically make two separate properties and insure the good house?

I'd talk to the city and if that doesn't help, get a survey done. 

Barely a blip.According to the most recent rent survey (found here) by the local apartment association, there are about 50K units.

@Christopher Dolan ultimately that decision is up to you, but I would start by conducting a survey of all other rentals on the market and figure out where your rental fits in based on condition, quality and location. 

If you want to subdivide it, a lot of times you can split a lot in two with just a survey and an application, for a total cost of $1-$2k.

Further, broker selling the property want 6% commission, the buyer wants you to make needed repairs, pay for a survey, pay for title insurance, pay for an environmental report.

Here's a list of what we ask for in our LOIs and contracts:Operating financial statements for the property, including income statements, expense statements, capital expenditures, for the last two years of operation and year-to-date financial statements for 2020.Prior two (2) years tax returns and addendums for the Property.Current tenant leases, tenant correspondence, tenant credit information, tenant security deposit register, and delinquency report.Onsite staff payroll records to include salary, bonuses, payroll taxes, benefits, etc.Monthly owner statements and rent rolls for the past 12 months.Contracts, service agreements, and files pertaining to the property.List of maintenance all maintenance requests (complete and incomplete) for the last two years of operations.Real estate tax billings and assessments and other correspondence pertaining to real estate tax calculations at the property.Copy of Insurance Policy and claims documentation (loss runs).List of capital improvements and any and all necessary related documentation and warranties.All existing warranties and guarantees from architects, contractors, and material and equipment suppliers, all of which would be assigned to Purchase.Any existing environmental Phase I/II reports, engineering reports, soil, mold, radon, asbestos, hazardous substance, termite, or other tests, studies, or reports.Any existing appraisals.Itemized inventory of all personal property.Twelve (12) months of utility, water and sewer bills.Twelve (12) months of bank statements.Verification of additional income from operations including but not limited to application, pet, late, and other fees, etc.Copies of title policies, title reports, land surveys, site plans, deeds, or any architectural plans for the property.History of or pending litigation against the Property, its owners, or its managers related to the Property or the operation thereof.Such additional information, documentation, or access as Purchaser shall require

LendingTree Survey: More Than Half of Homeowners Expect Home Values to Rise in 2020https://www.lendingtree.com/home/mortgage/half-of-homeowners-expect-home-values-to-rise-in-2020/