Over the years, large portions of that land has been leased to large companies such as Walmart, Lowe's etc. to build stores.

My lot sizes are 40x60.

Countertops: If you are not replacing cabinets and you do not need any special size go with a stock laminate for now. 

We rezone it for 5k. 5k permit set / construction docs. 350k build. exit price is approx 510k, full return of capital on a refinance within 8 months. super simple. we build around 174 a sq ft and the exit price downtown is approx $250 - $300 depending on neighborhood, size, etc. 

Each guest pays $29-49 depending on property size and that provides up to $1,000-2000 in damage protection in lieu of security deposit to satisfy the owner and avoid deposits. 

We have two for our size operation.  

Why would we have to pay several thousand dollars to remove portions of the tree to satisfy their complaint?

The lot size was too small.

I notice a few comments from out of state lenders/brokers that are referencing what seems like the property taxes and/or transfer taxes, not mortgage recording tax.In NYC transactions, property taxes are pro-rated and sellers + buyers pay for the portion they're responsible for (depending on the calendar schedule of the county + closing date). 

Deals come in many sizes and flavors.