Read about updated regulations here:https://ggwash.org/tag/accessory-dwellings

Title companies are highly regulated - "investor" and "client" really shouldn't be treated any differently by either a title co or an attorney. 

Learn your state landlord tenant regulations.

FEMA shouldnt regulate how much you can renovate.

I am not familiar with NJ regulation of oil tanks, but here is a breakdown of how the bid should go

Of course your limits cannot exceed governmental regulations.

The contractor will dig 3-10 tons of dirt and dispose at a regulated landfill and then collect confirmation samples from the walls and floor of the pit for a closure report.  

Oregon is a highly regulated  state. .they are nice about it.. but they will fine you lickedity split if you do not have the right license's or your selling or advertising properties you just have under contract.. that's a clear violation .

Are there different regulations within the city?

You'd have to check with your state regulations on this, though.You need to stop the bleeding and not spend more money on lists or marketing until you narrow down your current list, or scrap it and pull a more-targeted one.