@Nick Brubaker I don't know the area, but if the ARV makes it worthwhile, I would sever the back of the lot off, sell it, renovate and sell the house.For the severance, give your local municipality a call and speak to a planner.

I'm a planner.

Hello fellow real estate investors based in Vermont or in the Lebanon, NH area - do you know of any good financial planners and accountants who are truly familiar with real estate investing? 

Your situation is pretty similar to ours... we went to a Charles Schwab financial planner (free with Schwab brokerage accounts) and he helped us figure out the nitty gritty of what we really need to do to retire early.

you have to hire a land planner.. 2.5 has very specific density requirements. but it could work I am doing one right now on Ivy and we have been in the city for 9 months and many THOUSANDS... it can be done but you know our lovely city.. and their moto the city that works..  

@Nick Versetto I'm not sure if it will work with Mac, but you can try the free home planner from Ikea, where you can create floor plans and 3D renderings.

I am truly sorry for all the pain you have experienced so far but,it will get better with time.I would seek out a certified financial planner for some good one  on one advice about what to do next about rebuilding your credit and financial future.Let them help you find what loans you could get and what it would take to qualify for them.Good luck.

This is not the way to do so, because your name is listed.If you have the money, pay a few hundred bucks to get a financial planner review your situation. 

The Kitsap Health Dept has a list of 'certified septic planners' that are certified to determine if a property can handle a septic system which is based on the number of bedrooms in a house. 

Some city planners want a specific design to a curbside, I just had a client spend 8k for a city requirement, it was only a 100' frontage, i told the city planner i need it in writing because he was calling out outrageousness all over.