Also weather delays, change orders, unforeseen issues with permits or environmental, etc, etc.  

If you know someone here on the site who might not see this post, and can possibly help us out, please forward them my link.Thanks,Michael LynchNorth Carolina: Unit 7 – Nuisance and Other Common Law Solutions to Environmental IssuesB.

That provides enough time for financing, surveys,  environmental, inspections, etc.

Basically, anything environmental will be hard costs that you can't/shouldn't really side step. 

Except as otherwise disclosed in writing Seller 242 has received no written or verbal notice from any governmental entity or agency as to a currently uncorrected 243 building, environmental or safety code violation."

In California we have some of the strictest environmental standards there are. 

I currently live in a tiny town Grande Cache, Alberta where I manage an Environmental Contracting company working with First Nations, Oil, Gas, Forestry, Government and all the rest.My real estate experience is fresh at best but I am in a fantastic position to start with a nice piggy bank of life savings in the 10's of thousands, no debt, dual income with my partner and a fairly cheap rental situation at the moment.We have a wonderful opportunity with some land my partner was given on the Ontario, Quebec border aswell as some fantastic waterfront lots we have been looking to buy on West Coast Vancouver Island.

I know it’s hard to say what to do without specific examples, so lets assume there are two lots: one which is level and zoned multifamily in an environmentally critical area; and another single family lot with a fantastic view on a cliff.

When I asked this was the response, "Soft cost expensive for architect, appraiser and environmental etc." and if I'm not comfortable with lending the money then I can opt for his first offer which was $500 for his consulting services.

My sense is that your logic is focused on environmental reasons, which is great.