This all depends on the brokerage.The commission belongs to the brokerage and NOT the agent.In some states they just have brokers only but this is rare.So if the total commission to the brokerage is say 10,000 but the agreement with their agent is they only take a 300 trans fee and the agent keeps the rest (9,700) then it is not worth it for the brokerage to pursue you in time and court costs.The brokerage also doesn't want to soil their good name.Now if the split is say 50/50 with a brokerage instead of the 90/10 or per transaction and the brokerage keeps a larger chunk of the commission they might pursue the buyer for the commission owed.This is not legal advice just how a brokerage and principal broker (I am one) thinks about such issues.

We have some family friends that own about 50 of them and have been in the business for over 40 years.If you were in a subdivision with an HOA they would absolutely fight this as it would hurt there values and look and feel of the neighborhood and is probably already outlined in their CC and R's.Typically here we call these lots "pipe farms".You might have 40 homes built and another 60 empty lots from the market crash.Now the builders won't buy the lots even if free because they can't build and sell a new house for what a bank is selling a 2 year old foreclosure for.Also even if you want to do septic on a lot they might require you to connect sewer at the street which can get expensive.Some lots here have a bunch of rock in the soil and would require extensive excavation and costs to put a home on it.During the boom times the developers thought every lot would sell no matter what.Some lots here are for sale for 2,000 but have property taxes of 150 a month and HOA of 175 a month.So 325 a month carrying cost which is 3,900 annually.In the boom times these lots sold for 18,000.So if the market recovered some in 3 years to say 14,000 for the lot.It would look like this before resale costs with commissions and closing.3,900 times 3 equals 11,700 plus 2,000 original purchase is 13,700.With resale costs I would lose on this deal.So I don't buy these even if free because of the holding costs.Sometimes the neighbor will want the land and other times they don't want to pay taxes on it.I sold a lot for a seller in a lake community but did not have a lake view.he sold it for next to nothing about 1,500 just to get rid of the HOA 95 a month fee and property taxes on it.The buyer bought it because it came with an almost free golf membership for the community and was a big yearly value if you played a bunch of golf up there.As far as lots in cities on old streets we have these in Atlanta.If I was rehabbing the house next door I might buy for a larger lot as a selling feature.If not the house has been torn down on the empty lot but the city still has taxes of thousands a year on it.You can file an appeal but they are backed up for 6 months to 1 year before rendering a decision.So I am saying you can make money with lots but there are tons of landmines.I prefer cash flowing properties I can turn around much more.Now commercial lots is a whole other ball game.

Septic types and styles will vary a bit around the country based on the type of soils present.

I want to sell it at market value or a little underneath MV and I cant do it through the MLS.

Most of them have the garage and outbuilding doors unlocked, gates unlocked and the access doors under the houses unlocked so that you can look underneath.

No on that side is a tiny hill so it looks like the water underneath washed the dirt out which is causing it to sink a little.

It's foundation, I've done 5k on one and 30k on another, exact same issue, it's all about code and soil.

It is a very slow leak only when the soil is severely saturated with water. 

Soil test required?  

Painting over drywall is easier than replacing it, just as laying new floor covering is easier than correcting the subfloor damage underneath.