That same renovation now costs $100,000 with added permitting/design expenses and lengthier permitting timelines. 

You are designing a logo2.)

I love the place, I've been renting out the units and getting steady income just as they were designed to do.

if the timber is merch  you should get a mill in there to bid on the timber.. hire a logger.. profit you use to knock the stumps out.your civil engineer should be giving you a preliminary cost to do infrastructure normally they will do these for free since they will be designing it all.. they would be the best bet anyone on line is simply  a WAG  

You don't buy it for a designated hospitality purpose.  100% agree here.

There are LL that are doing nothing to verify the authenticity of ESAs.  

Opportunity Zones are designated distressed areas where long-term investment and development are encouraged.3 Reasons Why You Should Invest in Opportunity ZonesDefer or Eliminate Capital Gains Tax ObligationsWhen investing in Opportunity Zones through a Qualified Opportunity Fund (QOF), you have the potential to defer your capital gains taxes.

Most aren't putting anything inaccurate in the deck, but they anything in there is designed to create an emotional response to the property, and anything NOT in there is intentionally left out.  

Flood way designation?

Everyone you ever need to do business with will offer enough transparency to show their authenticity and legitimacy.With the internet there is an abundance of good people to do business with and most are fighting to prove they are such.