While out surveying empty lots to build spec homes I found a nice property in a great neighborhood, however there is a creek behind the property surrounded by heavy brush & trees but not enough space for a viable backyard.

Reasonable expenses might include the cost of the title examination, preparation of a survey, and attorney's fees.However, if the seller acted in bad faith, your state's law may allow additional money damages.

What you can do is look at the weekly average rates survey from Freddie Mac, and and add 0.75% to 1.5% on top of those rates to get what the rate will be for an investment property instead of a owner occupant rate.  

I would also do some surveying among investors in your community to gauge the interest and satisfaction with what they currently have available.  

Still run title on the property and ask for a survey as well.

The seller just completed a new survey for the proposed subdivision, and the title commitment is still being drafted.

Raise it if it warrants with proper notice, maintain it if at all possible, do market surveys to make sure you are within your market price range.

We ended up surveying a zero lot line down the marriage wall and using a party wall agreement instead of an HOA for the maintanence agreement at the request of the new owners.  

Things to consider: permits, surveying, subcontractor coordination, among other things.If you don't want to hire a GC, at least consider hiring a project manager to help coordinate the process.

They will want the Articles of Organization if you're going to create an LLC and they will want to know if you're going to use a professional property management company.The lender is going to ask for a survey, title insurance and a termite report with at least a one year bond.