As you get into it you will practice getting quotes and bid for the costs. 

you don't need off market land. most land is listed is fine. it's a buyer's market for land in most markets which means more than a 6 month supply. practice underwriting the deals and making offers, find deals they may do owner financing, etc on. 

So there's an element of practicality to what you might see as a mark-up and they might see as a way to control costs in the best interests of their clients.  

My husband has an Orthodontic practice.  

This leaves the Landlord stuck missing the rent (or deposit, depending on what you did with the last month of rent) and a tenant that failed to leave and you are one month behind on your eviction process.Best practice: do not apply the deposit to rent.

You can either cancel and they may reduce the fee to try to save the deal or take the hit and leave a foul review so people know of this bad practice 

That's not practical for family helping out and it's too large an area to get your arms around and really learn the ins and outs of as an investor. 

Better at first join a team: less money, more experience, but most importantly, practice your scripts.

@Mark Forest if you knew your data, then you'd also know that Detroit is using the US Census Bureau over several of its antiquated & mistakenly applied practices that have not properly recognized Detroit's growth over the last 5-6 years.Not even going to bother copying an article link here for your benefit as your head is buried too deep in the sand for any logical info to reach you.I'm sure you're successful wherever you're investing.

If losses/gain/income are small, from practical purpose, maybe not file.