Full rehab of the home to include new primary and secondary bathrooms, installation of new island and coffee nook with granite countertops, new water resistant LVP floors throughout, new paint, crown moulding in living room & kitchen, new electric water heater, and conversion of coat closet to mud room.

I will invest capital to subdivide with the county, engineer the land and run sewer/water to the lots for resale and potentially keep 1 lot to build a future house. 

The Assessments levied by the Association shall be used exclusively for payment of Common Expenses including, without limitation (i) the upkeep, maintenance and improvement of the Common Areas and other maintenance obligations set forth in Sections 10.1 and 10.3 below; (ii) maintenance, repair, replacement, and operation of rights-of-way and easements within or immediately adjacent to the Project (e.g. landscaping and sidewalks within the right-of-way of adjoining streets) to the extent that such actions are required by government entities or deemed appropriate by the Board, (iii) promoting the recreation, health, safety and welfare of the Owners and other lawful occupants of Lots within the Property, (iv) payment of property taxes for the Common Area; (v) insurance premiums; (vi) legal and accounting fees; (vii) management fees; (viii) charges for utilities and other services provided to the Common Area by the Association, if any, and for all utility charges paid or incurred by the City and reimbursed by the Association for street lights in the Common Area; (ix) costs to maintain the entrance features, including any electricity, landscaping and irrigation expenses associated therewith; (x) the performance and exercise by the Association of its rights, duties and obligations under the Project Documents, and (xi) maintaining any Stormwater Control Facilities located on portions of Common Areas to the standard required by the governmental entity or agency having jurisdiction over such areas.

I'm talking about full separate heating, water, electric, etc. 

Yes, I understand that they sent a different engineer to survey the property the second time.

Took me to my early 30s with my crappy engineering salary at the time.

The gas and electric are on, but no water.

How do buyers feel about not having the water and electrical turned on when checking out the property?  

Couple of recommendations if it is possible:Purchase a home built after 1960's: likely poured in foundation, copper electrical that is grounded, plumbing that is not in need of replacement yet. 

Usually if there is a plumbing or electric issue, it falls on the tenants.