I would do what Sandy suggested and explain it to her. 

Make sure you get a soil test first.

Pretty low maintenance while maximizing the use of the space. https://blog.homedepot.com/backyard-makeover-pergola-with-bohemian-style/As for the front yard which is a sloped hill (pretty steep) overtaken by weeds, I'm thinking of planting native grasses to MD a section at a time to avoid soil erosion. 

Originally posted by @Sandy Gabin:Hi Lisa, just by reading this,  it gave me the chills!

We get properties like this in neighborhoods with expansive soils, and EVERY house has stair stepping and issues above door frames, around windows, etc. 

im a new investor.i found this property that seems like a solid investment. the only problem is that the soil needs to be tested incase it contaminated by the oil tank. my problem is that if the soil is contaminated (no previous insurance) i would have to fix it because the seller (bank) is not willing  to do it.

I'm curious if paying slightly more for a property in an urban setting (in my case Salt Lake City) is a good investment over buying a slightly cheaper property in a steady growing suburban setting (in my case Sandy City, which is 20 minutes from Salt Lake City).

@Bettie CampbellA few things:Is there a soil boring report to confirm soil bearing capacity?

Tank sweeps are usually done by a separate company, because if they find the soil has been contaminated, they know all the steps needed to re mediate - an inspector might be able to sweep for a tank, but I think each carries different types of Liability/Insurance.

@Sandie Toaster do you know what the numbers mean in your soft costs. 5% vacancy is saying your tenants will stay an average of 20 months.