Strange, I think CoStar does way better with sales comps than rent surveys. 

Anyone have any first hand experience with this before I hire a guy to come survey the lot??

Also a full understanding of easements, surveys etc is important.

This will cost thousands more to complete and loose many potential buyers . i have started the process for a land survey.

If this is anything other than an infill lot, you will want the time to perform a Phase 1, survey and geotech study.

Below are the rental trends by unit type (*DATA PROVIDED BY JOHNSON PERKINS GRIFFIN APARTMENT SURVEY):Below are the multifamily $/unit sales trends (*DATA PROVIDED BY WASHOE COUNTY ASSESSOR):Small multifamily (3-10 units) had a simple average of $181k per unit.

She said without "Survey" they can not start the loan process?!!

We got to number 3 on the list, then the management company sent out a survey to see how many were owners vs renters. 

By total construction costs, I mean land plus, build costs, plus development cost (plans, surveys, impact fees, etc.), For for a project with $100k land costs, $400k build costs and $25k development costs, your total construction costs would be $525k.  

Did you survey your tenants or was it learn-by-doing?