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

Here are the fees I paid:Architect (me) : $0Civil Lot line and topographic survey: $6700Soils Report: $3700Structural Engineer: $4000T24 Energy calcs: $500Plumbing And Electrical design: $1600Total =$16,500 (engineers only)These fees are only to get through permitting, as the city required certain field reports from the engineers that was billed to me hourly.

I'm Trying to post pic of the tri plex that shows size of building, so fare cant seem to get it done, each unit is 1496.The lots have not been developed yet, surveys and all underground must be completed 1st.

We created a survey too if that's easier!!

Generally, lenders are going to do the rent calculation based on a long term rental either based on the actual rent on the lease or the projected rent from an appraiser's rent survey. 

I think rent survey is going to say $1250 which is too low for $132,800 loan with tax and insurance payment is $1319... devil is in the numbers 

Please message me if you'd be interested in taking a short 5-minute survey. 

When you purchased the property, your title company likely pulled an old survey or commissioned a new one. 

How do I go about surveying repairs if there are tenants in all the units?

None of us can tell you those specific improvements because they vary from area to area.One thing to consider is that in those "remodeling surveys" almost all the projects listed yield less value than the cost.