Also flood insurance is a killer and with rates beginning to increase for the next 8 years if you are not above the heights for FEMA guidelines you will need to make the decision whether to eat the flood insurance as a line item, Which will get costly or front the expense to elevate to reduce flood risk for the foreseeable future.

Also a timeline for construction docs so I can get bids from multiple builders in the area (still don't have those either).  9-13: ratified contract on the property (5 day contingency - footers)9-18: footers checked and confirmed can hold 2nd story9-20: plat sent over to Architect9-23: initial sit down with new architect to discuss plans10-14:  meet with architect  again - made minor modifications10-15: received partial elevations from architect so we could market coming soon on MLS10-25: Met with Architect and builder to get update on status and quote11-14 meeting today to hopefully confirm final plans and get them submitted for permitting (another 6-8 wks in county zoning and building)Also, would like to develop a growing relationship with an architect in NoVA that understands Arlington County Land Disturbance issues.   

Parking should not be a problem - and there is an elevator!

@Francois Acosta Is the land sinking yes, but I haven't heard of it causing major structural problems yet, there are some areas that have lost over 10 feet of elevation already, but always look at the individual property. 

And depending on the building you'd have to reserve an elevator to bring in appliances or millwork.

The property also has a significant elevation change.

-Reserve freight elevator & parking spot for moving van for move-ins.

They are leaving these shadow properties unforeclosed because they don't want to overwhelm their own loss reserves too quickly.That means the price of housing is being artificially elevated by keeping the inventory of REOs and pending foreclosures low.

I once got gap insurance for a condo complex elevator that was covered under a mechanical breakdown insurance policy with a very high deductible, but have not been able to locate any kind of gap insurance that covers the high deductibles on beach properties.

Make sure to elevate it when your not working to decrease the swelling.