I myself have run into enough problems that I always get a survey done now.  

Why would someone send 17k on a 60k mortgage to the supposed lender.When I am working on a commercial loan for a client, I typically will ask for a deposit  to cover 3rd party fees (appraisal, Phase 1, survey, lender legal, etc.). 

- Surveying land to break into 3 lots (allows me to add two units per lot while keeping current MHP on the grandfathered land)- Adding four units and four septic tanks- Future plans to raise rent by $50 per unit Lessons learned?

Also, I checked with city planning and they confirmed that the 1 acre lot with the house could easily be split into 2 half acre lots, creating another building lot with about $5,000 in survey and permit fees to create the lot.

It would not be surprising that a bank did not get a survey, or got one and never even looked at it. 

Since this was added by the rehabber and no survey was done, is it his responsibility to fix the issue or mine?

Saying they'll get a surveyer out, but never did.

One of them even states that unfortunately the seller will not provide a survey.

(have them do a simple survey.) 

It costs $705 for me to get an appraisal with rent survey for a triplex.