Inspections, Permits, Survey, Monitoring Services, geotechnical, insurance, environmental, violations, taxes, accounting, legal, office & misc, construction loan fees, acquisition fees, and so on.Your development fee is too heavy.

Star environmental in indy has remediated a couple of things for me.

@James Wise“I don’t care what he {the PhD in microbiology employed by one of the state’s environmental quality regulators} says about mold spores.

One example of an exclusion, is environmental, for example, mold. 

I wouldn't like the potential environmental on the land I owned in the future.

Last thing I will add is I've always dreamed of building a bunch of environmentally friendly micro-homes on a piece of waterfront land around here.

@Joseph Tarallo Mark is spot on - don't take a shortcut, remove and, if necessary, remediate.We walked away from a 28 unit building a couple of years ago due to two out-of-service USTs which the vendor did not disclose (he was the one who converting the complex to natural gas, so was aware of the oil tanks) and then refused to take responsibility for them.The property remains unsold, but it looks like he is now removing the tanks.The environmental liability of having unused/old USTs is not something you want.  

If not, drive around those houses to check out potential environmental factors: railroad, wires, slope, noise, neighborhood.

On the commercial buildings (5+ residential or mixed use ... we have yet to venture into retail or office) the CAP rate; location; opportunity for forced appreciation/performance improvement; financing availability/terms; building age and repair; environmental, debt coverage, etc.

I have a degree in environmental science and was once a certified license wilderness EMT.