Even if your credit is pure poopy, commercial financing of some kind should be available with little to no hassles using 20% ($1m) down provided your LTC does not exceed 85-90% which I'm sure some pre-construction commitments/sales can overcome even if it is.Take your Feasibility Study, Market Analysis, City Approved Plans, Business Plan, Pro-Forma/Projections, Land Use Approval, Environmental Approval, Corp of Engineer Approval (as needed), Soil Sample Reports, Executive Summary, Builder Portfolio and either an Architect Rendering or Scale Model and march on down to the local bank.

I'm having trouble keeping up with the 100-pg "Housing & Environmental Standards" manual and its overactive "enforcement" in my zone!

For instance, according to the written proposal for creditors, there is at least $50M in outstanding accounts receivable owed to the Buildings, Safety Engineering and Environmental Dept (BSEED).

How does the Phase I Environmental Site Assessment look?

When I have more time, it will definatley be a focus of mine to expand my footprint and learn the in's and outs of other areas that are close enough to me to be active and hands on.

I have rough plans for a two lot option that allows the existing home to stay while creating a new lot that is well within all of the setbacks allows a decent building footprint for a new home while meeting the permeable surfaces requirements.

At initial glance your lease amount seems a little low in comparison to the acres they need for their foot print.

There are properties though that can have environmental issues, wetland issues and potentially other issues that can become a greater liability than the real estate is worth.There are homes near me that are beautiful today and probably will remain that way for many more years.

We had to pull full house permits and submit full house plans, even though we weren't changing anything in the original footprint.

That means a buyers market.A house that old will have some environmental issues, lead paint, asbestos in flooring tiles and maybe in the insulation so demo couldbe expensive, so could the rehab.