It should be noted this indicates a heating aggregated US market.

I have the contractor to do all the necessary digging etc. but the water company are indicating this is their cost

Second, determine the IRR as this would be a better indication of return given a specific holding time.

Not even an appraisal estimating the higher value really indicates the property's market value.Maybe I'm being nit-picky and if so I apologize but I hear a lot of investors say they bought 'below market value' without knowing for sure that is true. 

A thorough engagement letter indicates that your lawyer is thinking strategically about possible scenarios and communicating clearly with clients. 

One of the indicators of this was when the buyer assigned(wholesales/flopped).

The closing date indicated on form stated 12/4/17 (Monday).  

I would argue that it in Newport News, in particular, areas where there are places for rent is a good indication of where investor activity is taking place. 

Additionally, in many jurisdictions there are regulatory/legislative restrictions on when you can disturb the tenants.I always figured, if I'm looking to drop $500K to +$1M on a small to mid-sized apartment building, I can make myself available for an hour or two during the week.... and as @Jeff Kehl indicated, if you've done all your homework and deem a property worth a walkthrough, you've probably already submitted a LoI to the Vendor.

@Keegan Lunsford , can you please send me a list of your contractors as well  and maybe indicate in the list which ones charge to give estimates and which ones don't?