I have no clue what size project you are considering, but feasibility, environmental, and permitting can take a long time.

This includes things like past flooding and flood risk, unsafe conditions, municipal code violations, environmental issues, boundary line disputes, and material defects in specified structures, components, and systems.You must make these disclosures prior to signing the sales contract, on a standard form that’s discussed below.

I believe Towne Bank is a good one down there.If they say no and you have to go the portfolio route, you're looking at about 25% down and fees that range in potential points (probably up to 3), an up front appraisal fee of about $1400, closing costs that include an underwriting fee of about $2995, an environmental survey of about $1395 and entity review fee or a closing fee of about $700 each. 

Term is a cash cow.Here’s how it works: a policy like this has 2 main elements: 1) base policy the initial $100k policy with any riders  - this I earn full commission on  2) paid-up additions - I make a fraction of this.

The majority member wants me to take the land for $1, and assume the environmental and back property taxes of $52,000.

I am new so there tends to be the brainwash element where you can only see from one perspective.

The best commercial property I ever bought had a Phase II environmental study presented with it disclosing the underground storage tanks and after researching it I found it was able to be registered for superfund payouts and the epa authority involved would be very unlikely to require cleanup in this instance.

Note: current politics and environmental factors (COVID, unemployment), make the gamble more risky today than last year.

Finance, no contest, the only better area would be law, being an attorney and then you'd still need to go back for finance and real estate.Real estate is an element or part of finance, not the other way around, finance is the umbrella of the economy, everything in business falls under finance and economics.

I like the idea of using other elements around the stone to elevate and reduce the prominence of stone.