They had a separate test done by another company which also detected some mold.

I have met with sea wall contractors, done a full home inspection and met with another structural engineer and seawall professional that did an inspection and performed soil density tests around the property.

we have until spring of 2025 until our balloon loan either has to be refinanced or paid off (we got this loan because we intended to build, of course) and now i feel like it's a ticking time bomb.we conducted "clean and satisfactory" (no issues whatsoever to build) soil and foundation tests and provided those to every buyer. it seemed (not quite sure here) like they backed out once they reviewed the tests - yet there is nothing negative in them. we will not be providing these tests moving forward (as we had to do them ourselves and feel that each buyer should do their due diligence moving forward!)

Now is not the time to “test the market” with an ambitious price to “see what happens.”

Perc tests are important!

The market here is obviously tough (and we'd like to invest here or nearby for several reasons), but we have heard about second home loans that have more favorable down payment and interest options which could increase our buying power and allow us to cast a wider net during our property search.Understably this type of product would have to pass the sniff test.

So bottom line... is this a fairly secure investment to test the waters for me into this space?

There are other ways to pass this test, but the "100 hours and more then anyone else" test is the most practical for you IMO. 

They are more expensive than the guy quoted above, but our process is different.1.A separate Cleaning company comes through, and does a targeted cleaning.2.Our Lead Clearance Technician Inspects and tests, focusing on living areas. 3.

The companies you mention have been around for a while and have stood the test of time.They have stood the test of time in a niche called "turnkey real estate" that has always carried a stigma.So I think that speaks volumes of their quality 👍Nobody is perfect and those that work hard, will eventually make a mistake.As long as the mistake is an "honest mistake".And being a turnkey provider myself for 10+ years now I can sure say that some investors can be a true pain in the A$$ and it feels like they look for drama/issues intentionally instead of smooth sailing lolWith that said, I suggest doing your online research and reaching out to the one that tickles your fancy the most.And then go from there.Wishing you much success.