I'm looking for something that does basic layout - plans & elevations - just basic stuff I can hand to a contractor.

There were no obvious problems with the site based on elevations, soils, aerial, and permit information.

@Tim Evans so true,I buy from "bad" landlords, so when it was my watch, the township came at me with Elevator, Sprinkler, security, handicap and upgrading utilities etc...  

Elevator, sprinkler, security system up to date and inspected.then I would double check with tenants and county

If you make up an Elevation Study, you can pay them to send it through a Quick Approval Path where all the different departments can take a look for any glitches and identify any questions that would need to be answered before they would sign off on you proposed plan.

Even when I was looking for my first property I still had an elevator pitch of the type of properties that interested me from an investment standpoint then I just bugged the hell out of everyone till I got my first deal.There are a number of real estate agents/brokers here in STL that are also investors.

.$50/-55sf = formica in rental units built close to the $52-55/sf$55-60 = Granit Counters or 2cm Granite plus custom marble counters in bathrooms unless Buyer selects full granite option if the have time to do so prior to fabrication.25 year 3 tab roof shingles/ 5:12 pitch/ brick fronts & mailbox with rear and side elevations hardi-siding/  9' plate line/ vaulted to 11' in great room areas and kitchen (open concept plans)/ Stained Concrete Floors/ Pre-Fab Cabinets/ Chrome Fixtures/ Wall have batt insulation/ Attic blow in insulation/ std vinyl windows/ Fiberglass shower tub units and also a garden tub with wall tile/ all Chrome appliances but no refer/  std 3.25 base/ std doors - nothing upgraded/ no fireplaces/ 10x15' rear patios/ 2 car garage/ traditional style homes....Land cost here was cheaper when I first got into this market.  

That we must keep on doing if we ever want to elevate our industry out of the dregs they've been for far too long.

The only caveat being that the houses needed to comply with FEMA Elevation Restrictions within 3 years, otherwise control of these properties would revert back to NYS.

On top of that the order to elevate the home to compliance or apply for ICC is only for special flood hazard areas and a good deal of the flooding was in X zones and other non-SFHA.