Hello,Our water bill is normally $600-800 for a 10 unit building every two months.  

The water heater is turned off (no light on the dial - used to be green) and there's no hot water in the unit.

There is a level of privacy on the Shenandoah River or near the Shenandoah National Park or in Wintergreen or Massanutten resort or along the brewery and winery trails, it just depends on your levels of desired privacy.The next big request I get is a water feature of some sort, whether it be a pool, river, pond, or lake.

I was working for a GC from 1997-2012 and during that time I have seen A LOT of developers go under water and out of business and lose everything.

The water pipes are filled with awful moldy smell so you smell worse after you shower.

If you're interested in multi-family, I highly recommend starting out with multi-family with your first VA loan as it will be easier to get a single family residence after that.If you decide to pursue multi-family, you'll want to ensure that each unit is separately metered for utilities (water, gas, heat, electricity, etc.) as this is a requirement under VA financing.  

If your water supply line is galvanized iron I’d also include that in capex.

Any thoughts or advice greatly appreciated.First find out what it is zoned for and if it has water rights. 

Quote from @Rodney Menendez: @Peter Dukaj yes we are still finding lots for around $19k in Lehigh Acres with no issues for construction  still a soft market and utilities are going to run way more than public sewer and water taps. it all ends up being the same. 40-50k for a lot no matter how you skin the cat. plus all the site work required for those lots is more than double what a traditional infill lot requires in miami or columbus for example 

Is the lawn watered and mowed?