I paid a Land Surveyor company for a Contextual Land Survey.

Additionally, you would not be permitted to add additional units to the existing coach house structure with an addition (again in terms of Zoning).The full details are a bit unclear without the actual property address and plat of Survey, but you can feel free to reach out to me directly if you would like some assistance in further analyzing yoir specific property.

This will cost thousands more to complete and loose many potential buyers . i have started the process for a land survey.

I personally favor markets/approach that's outlined in BP's annual rental market survey (here is the latest) - that is focusing on cities that have a good mixture of cash flow (driven by relatively low prices and strong rents) and appreciation (driven by good economic/demographic conditions).So my research generally consists of starting with the 50 biggest metropolitan areas in the US and narrowing them down based on which ones fit the above criteria the most.

Also, recommend you get an existing survey from the seller.

Land $10,000, due diligence / soft costs $3000 (oversees architect and engineering), $1900 to remove from flood plain / get survey, the house is 700 sq ft which the floorplan is below.

However, title can be “clouded” many ways, including heirs who never registered their rightful interest (usually when someone dies without a will), spouses never formally divorced, common law marriage situations, children born out of wedlock, incorrect survey information, Sheriff and tax sales misidentifying multiple parcel situations, partial property rights transferred such as remainder estates, tax liens unrecorded, incorrect county identification due to changing county lines as when a river redirects, and of course plain old error in the property description copied onto the recorded warranty deed.  

located in lake county Indiana. i have started the process for a land survey.

If this is anything other than an infill lot, you will want the time to perform a Phase 1, survey and geotech study.

Despite investing in surveys, planning, engineering, obtaining permits, etc., there is still the possibility that the land may not sell for a substantial profit.Additionally, the investment required in improving the land also involves time and energy.