Increasing your deductible a bit will lower the cost as well, but the key is to shop around.

what i'm afraid is that...this development would cost a LOT of money (which we can borrow money) but HOW CAN WE pay MONTHLY for the loan if there is NO CASHFLOW from the beginning (since we are building a new building from the beginning)....any advice on BUILDING & DEVELOPING & finding great surveyors and architects?

I got into trouble with a State for filing incorrectly that cost a bunch of fees to correct. 

Essentially the same cost as a second mortgage in some cases.

Are you calculating that cost as 5% of your income or purchase price? 

I'm trying to find a good way to do title search for the following counties: San Francisco, Contra Costa, Alameda, San Mateo, Santa Clara, Santa Cruz.Does anyone know of any companies that do this type of thing for investors at a reasonable price?

Just make sure to check with your bank or lender that holds the HELOC to be sure there are not any extra costs associated with closing the line of credit early or within a certain time frame of opening the HELOC.I am currently using a HELOC on my primary residence to purchase investment properties and plan to sell my primary residence within 5 years, but was told I have to keep the line open (I can pay the balance down to zero, but can not "close" the line) for at least 3 years in order to avoid an early termination fee.So it should be alright to do, just check with your lender to verify there are not any additional costs to do so, or if you think those costs will be justified (like say only a couple hundred dollars) then you could still close the line early, but just beware it may cost a little extra.

You may have more waste then a pro so might cost a bit more in material as you are learning but given your spirit and attitude I say give it a try. 

May cost a couple bucks but worth it in the long run

Though it may cost a little more for their services, you will have the protection of their network and their experience.