Just document the current condition before the cleanup process and follow any other local law or procedure that is in your municipality. 

I find it hard to come up with reasons when the screening process is being done over the internet.

Quote from @Michael Challenger: I have no qualms with hard money lending, but I need to learn more about the process and structure to these for typical deals so that I am more comfortable and in a position to reduce my personal risk and risk to investors as much as possible.

It really depends on what you are looking and I think your thought process is correct.

Have 89 acres we are in the process of buying.  

Additionally, I expect applicants to follow instructions in the advertisement and application, to make and keep appointments, to show up on time for appointments, dress and behave appropriately at appointments, and in general demonstrate throughout the process that they are someone that is easy and pleasant to do business with.

I just got off the phone today with an investor-friendly real estate agent in another state (not NYS) who has a whole team behind her and has made it seem as if real estate investing is a much simpler process.

I just went throught the entire screening process and its more like $6,800. 

We process, underwrite, close and fund the loan.  

Moving on was tough, but helping him make peace with that was main part of the negotiation process no one else touched on.