So, don't shortcut the need to treat this transaction exactly the way you treat it in your brokerage business; state-approved CBS, dates/deadlines, prelim title, inspections, survey, insurance, appraisal, title, RMLO process/credit counseling (takes place of loan approval), then on to title co escrow close.Finally, as @Guy Gimenez also mentioned, you absolutely should use a note servicing agent (think "arms-length"), which very nearly always is covered by the buyer (both one-time and recurring costs). 

Numbers wise it cost us 11k or so for survey, maps, perc tests, etc.

The one I know of is if you don't get a survey done...

This is more of a survey than an ad.

.- The survey uncovered additional erosion in the land so I renegotiated a lower purchase price of $45,000, they accepted and we closed!

Ask them to survey guests to figure out what is the best bang for your buck. 

I did not have the property surveyed.

I like purchasing vacant property in the 3rd year of the lien and then post my signs, mark the property lines (by sight, not using a survey company) keep the grass cut, ect. 

My team and I are in the area sharing with this community around distressed properties in the shifting real estate market, and we are offering some reading material on options to foreclosure as well as offering a starbucks gift card for exchange of answering questions in a survey on distressed properties in general.   

The dad is in place for financing and at normal rates on construction loans so probably PRIME + 1% or something close.Currently we're having the land surveyed.