I'm a Real Estate Agent in Missouri and the soil table in some areas is really bad and we see a lot of foundation cracks.

In my market we have clay soils that swell and contract year round only making the issue worse.

Had a 4ft crawl space underneath that had the main sewer drain I was able to tie into.

A ton of wholesalers and flippers, but not a lot of developers.  1) I've never tried getting financing to buy the land, I typically buy my land cash so I'm not incurring holing cost while waiting for approval 2) it should not be difficult to get a construction loan, I know lending one offers new construction loan, for my deals I've got a private  lender that borrows me money 3) The way I structure my deals, I'm paying out of pocket for all soft cost engineering, architect,  soil test, impact fees, I left out 2 critical steps on my initial write up Soil test: I'm ordering a soil test as soon I put the lot under contract, the cost is about $500, the county would want to see the result of the test when submitting your stormwater management plan Impact fee: Make sure to check with your county, some counties have them and some don't impact fees could be huge, in my county depend on where you build impact fees could be as much as $25k or $12k 4) I try to get as much as I can get done while under contract, In my county the typical turn around time is about 4months, while in Baltimore county I know builders that will close today and break ground the very next day, they have a faster permit process 

tax's sky high  lots of weather related issues  bad soil caused house settling a lot and of course hail and wind. 

Sump pump appears pit has no means of retaining soil and silt.

One is a double  that I live in and the other is a commercial unit with a store underneath.

I've read that its better to form an LLC and then 2 S-Corps underneath it that own the LLC for a partnership rather than forming a normal partnership for operations.

I don’t know about the air ducts.I do believe it’s the carpets or the foam padding underneath.  

I know I can fly to the capital where they have a notary at the US Embassy, which is US soil.