No way to know until you get that junk out and some (or all) of the sheetrock off. 

I know sometimes the seller and buyer kind of splits the closing costs, but Does that 3% account for just my half or all of the closing costs (even seller costs).Because I plan on including multiple offers in my offer letter and one includes that I will pay for all closing costs.. is that already assumed that I should or usually how does it work, splitting the closing costs?

Does anyone have a general idea of what it would cost to submeter one or all of the utilities? 

What are good ways to push half (or all) of the closing cost onto the seller?

If have you some or all of these things you could send copies with the check and letter explaining repairs.

My back up plan was that I would force enough appreciation via my fixups that I would be able to get a loan for the balance owed plus most or all of my out of pocket expenses if I didn't have them sold by 1 year. 

I'm not a lawyer, but an oral contract is still an agreement of sort.

Most, or all buyers have realtors because it is free.

Is it education, networking, a sales pitch to join their coaching program or all of the above?

Price difference:Raw land - $8-12k/acreSubdivided Land - $25-30k/acreFully Developed Lot - $150-195k/acre (3 - $50-65k lots per acre) - Retail priceBut if you develop the land, you can sell 3-4 lots to each of 15 builders or all of them to one builder.