I grew up in this very survey.  

There was no survey - lesson learned.  

@Chris Talley depending on where in the flood zone it is, and if there is elevation already, you can also get a survey (I believe it is a survey, I forget 100% but my sister looked into it) that allows you to be out of the plane during the 100 year but maybe not the 500 year.

Some cities require lead and asbestos survey prior to issuing a permit.

He is essentially telling you he wants to NET $160k, so you'll need to back out of that number to add in the 5% commission, tax prorations, survey, title costs, etc.

Wholesale contracts we normally pay all closing costs (survey, title, etc).  

I've done research on the steps to subdividing but what appears hard to find is the costs of such a project.Once I acquire the property I'll have to start from the beginning (platting, surveying, etc.)

sometimes they sub contract out the land use  surveying etc..

This is a combination of city permitting, health inspection & survey delays. 

Your proposed 2% valuation doesn’t reflect any of this.A proper wholesale presentation should include all the income and expense numbers in a cash flow analysis, as well as an understanding of past and upcoming capital expenses, prevaling cap rates, rent and market survey, vacancy estimates, crime report, etc., etc.