All of this compacted into a year....Good call Jeff.

So you need to make sure your base is very secure meaning the slab or if you are blocking them you have compacted material.

Would focus on the following:Zoning, special/conditional use variance process, planned zoning, Engineering- building, traffic, soil compaction, water flow, Permitting, fire suppression, fire hydrants, storm pounds, storm sewers, ADA,     Governmental- soil erosion, floodplain, wetlands,Leasing, NNN, CAM,     Valuation approaches.  

Lot is low, have to haul in fill and compact. 

So, just brainstorming, I know I must be things out----- the improvements would be: leveling (if necessary) gravel, (compaction???)

Older vintage product which would be C and D buildings being by the beach most likely in an A to B location were built on more expansive lots as land was more readily available.In most area land is now at a premium so things are much more compact and tighter.If you have a bunch of land next to the beach you might have a re-development play in the future.7.5% CAP rate on that vintage of a building is pretty weak.Most with that vintage want a 9 to 10% return.To drop almost 133,000 into a property for an annual 5,000 return if everything goes perfect is crazy in my mind.With that much money you should be able to leverage yourself into a much larger project.Given the age of those buildings when you re-model you will have to conform to the new EPA lead certification rules and procedures which run the costs up.What about deferred CAPEX??

What if a realtor had a toothbrush mustache or a face tattoo?

I have another development idea which is probably silly, but perhaps there will come a time for this idea.How about a building of say a dozen (give or take a few) energy-efficient, compact tiny condos.

I definitely agree with the paper trail idea - your occupancy will be proven by things like bills being sent there (God forbid it really came to something serious), rather than if your toothbrush was used that morning in the bathroom, you know? 

@Darren @Darren LanderwayundefinedYes, it's pretty discouraging listening to the general populace who are basically deal makers and not real estate professionals, heck, seems like most don't even know business common sense, much less real estate.If you owned a used car lot in a rural area where pick up trucks were the hottest sellers, then SUV's and very few in the area drove a compact car, when you go to auction, what do you buy?