Sounds like persistence and a healthy dose of skepticism will go a ways to keeping one in the game.

Is there anyone running a successful flipping business that would be willing to share their P&L statement or can provide info on what a healthy COGS vs Expenses ratio looks like? 

Oil tank removal and remediation should be the seller's responsibility, not yours, UNLESS you're a very experienced investor getting a tremendous deal sold strictly "as is" where you've waived all your inspection rights.The worst case could be significant soil contamination requiring thousands of dollars in remediation, followed by soil and ground water tests by the state of NJ.

It also makes it extremely difficult to get a loan as the business when you do not own the soil. 

On the Seller Financing you could present it as a way for the Seller to avoid paying capital gains as a result of a sudden financial windfall from the sale but instead getting a healthy downpayment and a monthly payment with an interest rate that is doable for you but attractive to them. 

The housing authority doesn't expect you to do anything out of the ordinary, you simply need to make sure it is a safe, healthy place to live. 

Not to mention his healthy share of the backend.

Not to mention his healthy share of the backend.

It's not more sleep, it's not eating healthy, it's not more coffee-- it's drive.   

Federal wetlands are evaluated using three criteria- vegetation, soil and hydrology.