I've sunk thousands into attorney's fees, appraisal, survey, mortgage applications, etc.

also keep in mind Survey can possibly lower amount depending on unassisted units in the area.

It included taxes, paystubs, a PFS (personal financial statement) and our properties appraisals and surveys, resume's ect. 

And the thing is, the rental survey (when the FHA inspector gives the "market value" of the rents) is one of the last steps in the buying process.  

The fee is a guess at this point, but I anticipate costs for survey, plan review, geotech and structural engineer.

Well, we requested a survey, they had 15 days to produce one.  

A survey?

To put a final end to this situation, I would get a survey done on my property which would clearly outline the boundaries and get quotes on repairing that part of the fence.

If you get a loan to buy it initially, the entire platted lot will be taken as collateral, you'd have to survey the excess land off and refinance the duplex on a smaller lot to free it of any encumbrance, or survey off the excess and only finance the purchase on a smaller lot if the seller can do the subdivision for a new legal description.

These added expenses are viewed as a reduction of the funds advanced under the loan.So, if you are making payments on money you never received the effective interest rate is higher on the amounts you did receive.Not all loan expenses are deducted, while a survey may have been required by the lender such costs are not received by the lender and therefore not in the computation.As to your question Will Barnard, just about anyone who can testify with more knowledge than the general public as to industry standards and what is generally accepted practice that the court accepts may be viewed by the court as having expert testimony in a specific area.In this case, such a person (say a closing agent who actually presents the APR of the note and closes the borrrowing transaction) testifies that a $1000 dollar funding fee is added to points to compute the APR and by doing so puts the effective interest rate over the usury rate.