Each year I  have holes in walls that need repair, screen doors broken, missing screens, dirty walls and heavily soiled carpet as examples. 

Yes, they just dug up underneath the slab from the side of the house.

-Site work: typically $10K is a good number to start with, which includes preparing the building pad, connecting utilities, plus a small amount of landscape and concrete work.Other costs (not typically required): Additional structural engineering, Civil engineering, Soils engineeringAlso, the cost would be around $75K for a standard garage conversion project of about 400 sqft....$8-10K for plans/design/engineering, $3-5K permits/fees, rest construction costs.

Which is a great soil and a green land for Real Estate investors who are seeking to create a passive income, Airbnbs, and flips.

A perc (percolation) test is to see if the natural soil works for a septic field....has nothing to do with environmental issues, but could be a financial killer for a lot of lots.

Also once corrected should not be an issue going forward.. virtually every flip we did in and around Dallas we got the house because it did have foundation issues in that area it seems like to me its not if  but when your going to have to deal with the soil and cracks in foundation.

The goal would be 100% leverage by having a medium-term loan (~7 years) underneath the primary mortgage to allow me to scale more quickly. 

I don't see any benefit to giving people a home to rent when their first act on US soil is a crime!

Soil testing can be done during an inspection, though some markets do break this type of inspection out separately n the inspection addendum... a good broker in your area should know all of the specs for your area...

It might behoove us to remember that the worst mass shooting on American soil was executed by none other than a real estate investor.Maybe people who put money in real estate are not so special after all.