Initially speaking to the sussex zoning guy he made it seem that the zoning permit would be no big deal, wouldn't require a survey, and just asked us to draw a simple diagram of where the building is located on the property relative to the neighbor's wall, front curb, etc. 

You can ask lenders, appraisers, brokers or look up the CBRE cap rate survey to determine your markets cap rate.

Mike Patel hire a land survey company they can do it as well.

Hello Portland,I decided to do a quick survey, let's share what works the best for you.

Specifically, what are the test or survey or initial site layout that would cost me that are needed prior to make an offer?

Took the survey hope it helps! 

These are at 65% ARV hard moneyARV= $100,000 Loan amount (65% ARV max) = $65,000Total Due at closing:Purchase Price = 55,000Rehab Escrow = 15,000Appraisal, Inspection, Survey, WDO (POC) = 990Docs & Taxes, Title, Points, Insurance, etc (8% loan) = 5,200Total Costs = 76,190Loan Amount - 65,000Cash from borrower = 11,190Loan carrying costs for 3 months = $2,112.50Profit= $21,697.50

The only issue I had was their need to postpone my original closing date to do a land survey.

Estimated Closing Costs Buydown/Subsidy Fee 801 Loan Origination Fee 0.000% $ - 802 Loan Discount Points $ - 803 Appraisal Fee $450.00 804 Credit Report 805 Processing Fee $365.00 Extended Lock-in Fee 807 Assumption Fee 808 Underwriting Fee $365.00 809 Flood Determination Fee 810 Tax Service Fee 811 Application Fee $365.00 876 Lender Closing Fee 1102 Abstract or Title Fee 1103 Title Examination 1104 Title Insurance Binder 1105 Wire Fee 1106 Notary Fees 1107 Attorney Fees $325.00 1108 Title Insurance ** $875.00 1111 Restrictive Covenants 1112 Tax Certificate 1113 1201 Recording Fees $100.00 1202 City/County/Tax Stamps $758.50 1203 State Tax Stamps $176.81 1204 Document Stamps 1205 Intangibles Tax 1301 Survey (optional) 1302 Pest Inspection 1303 Courier/Delivery Fee $35.00 1304 Commitment Fee 1305 Document Review 1306 Processing Fee 1307 HOA Start Up Fee $425.00 Total Estimated Closing Costs $ 4,240.31 ** Title insurance assumes simultaneous issue

.- Find all trades, negotiate price & timelines (Roofer, Painter, plumbers, electricians, etc)- Find a Architect, negotiate price- Find an engineering company- shop price - Find a survey company negative price - Find good realtor that works with investors.