Hey @Annwar Zahrieh - if I'm in your shoes I would recommend going out to Philly and attending a couple of networking events to brush shoulders with other investors in the city. 

My survey is 7 years old and we cannot locate the stakes even after cutting all brush back.

If you're seeing soft sports in the market find the perfect property and negotiate hard on price.

No soft check? 

We usually like to see the land purchased and the permits in hand before we fund the construction phase, but the amount spent on the land and other soft costs go towards the down payment.

I added the budget to my rental website (temporarily) so you can click it and it will enlarge enough to be able to see it Budget per 1 house This is the budget for the build (it does not include all other cost associated with the project like soft costs and the like).

And the soft costs can easily pass 100K before your project even starts. 

You are hurting other investors and values in your area being soft on them.

As for an offer, start with your ARV and subtract out your renovation costs, financing costs, a reserve amount for contingencies, any profit margin if you plan on flipping it, closing costs for both the buy and sell sides, and soft costs for the permitting, etc.

Do Hard Money brushed me off because I questioned their $2500 up front fee.