I am willing to pay $xx,000 cash no contingencies No inspection No survey Close as soon as possible Just had a purchase offer accepted no counter on a house on Monday exactly like that And another under contract this morning No counteroffers.  

Leave out inspection, surveys, mortgage contingency. 

HI Kay, I think you'll probably want to have a formal survey done on the property to determine who "owns" the tree since the survey will determine exactly where the property lines are.

Given the terrain here, it helps to have a builder who has a good engineer they work well with too.Then the buyer can put the property under contract and use the due diligence (inspection) period to get into more details and pay for tests such as the perk test/septic permit if needed, discussions and analysis from an engineer and the builder/architect to make sure all the extra build costs are known before closing on the land, have a survey done, and whatever else is desired.

You should probably do a semi formal rent survey on the area too.

The rental permit will require a survey on file, CO, etc.

@Bruce Williams You may also want to survey the neighborhood as you said "in the ghetto" so I'd be careful buying 6 properties in an area that may be high crime.

I would send out surveys to your buyers, using some sort of mailing list management via SurveyMonkey, AWeber, Mailchimp (or whatever you prefer). 

Ask him for a survey or anything he knows about what is allowed on the land and what variances are required.  

I've noticed that lots of wholesalers (not so much on Biggerpockets) have this tendency to ask questions like they are filling out a survey.