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.  

Further, if you use any type of financing other than owner finance or daddy financing, the lender would require appraisal and appropriate survey and engineering inspections.

Most recent survey?

I'm attaching a short survey and your participation would be truly appreciated.

I also do a brief market survey and check out all the competition, current rental prices and availability, and what the market saturation is.

You could always have deeded and surveyed into one parcel however the cost and time to do this would be more then closing 2 separate loans and moving forward.