Another thing i do is send a mailer to the address to let owner know your interested in property. if it comes back you can investigate some more.

I've found a few things to investigate myself, but I'd like to work with an agent regardless.

They are doing an investigation they said does anyone know what I should do

Sometimes I feel like a private investigator doing REI lol!

LEVEL OF EFFORTReview Available Information /documentation prInformation which will be provided: We will provide existing Site Plan , reports and documents availableDeliverable: Report/Memo on Potential Site FeasibilityProvide the report about the parcel much in the way one would explain the project decision-making process to a spouse or a friend.The report should explain the issues important to the decision-making process and summarizes the findings for those issuesThe report should summarize the key findings from the information already available and separate stand-alone info available with Pasco county that bear upon the decision-making process.These include any safety , environmental concern, potential for a high level of environmental impacts or concerns , sinkhole investigations , any alignments variances done and do not have approvals , any queries pending concerns with pasco county not addessed , flood zones any air quality hazards or concerns , were all the permits originaly requested was approved and permits expired pls highlight any documentation required to submit to renew the permits or any additinal documents we should request seller to provide. 

@Desmond WilliamsIf you think the property has enough potential you could hire a Private Investigator for $100.

This past winter, I investigated the possibility of a beach property to be thru AirBNB or VRBO in The Florida panhandle (especially Panama City) or Myrtle Beach, SC, etc.  

I've ran preliminary numbers on a few properties off of Zillow that had gone off the market 15-45 days prior.

(this deals with the simplicity of the project- usually if there is no earth moving or structural changes then they can do an expedited review)Can we do preliminary work prior to the permit (any demo or framing of walls)?

They did a full investigation and then slapped the company with a $500 penalty on top of the filing fee.