Improve the grade if water flows toward or pools near the house.

He announces his live presence at his home office right where boats can drive by on the water, and it's not safe.

But it should only be attorney cost, the deed and recording fees (few hundred) , maybe a final water cert.

Are there separate gas, electric and water meters for each apartment?

Subtract $350 for HOA dues, maybe another $400-$500 for electric and internet, and potentially water bills. 

As a sidenote I see people doing this and jacking up the price of the home to seller finance to above market value - if you do this you better be VERY clear with your investors that you are writing a $300k loan on a $250k property as if you do not you can get in some serious hot water later on down the line when doing valuations of the company. 

Bonus is I am getting new HVAC, Furnace and hot water tank. 

I can appreciate your frustration and have worked with hundreds of investors over the last 20 years navigating the more complex waters with respect to Self-Directed Solo 401(k)s.

Roads, water/sewer, city services, heck even just the planning for such is not a simplistic thing for all. 

For example: Landlord will pay for electric, water and sewer charges up to $100 per month.