and I agree with William Harvey, make sure your insurance is sufficient, comprehensive and current for each of your flips.

I don't know your relationship with this renter either as I think that will dictate much of your next steps here..Since they left you (the homeowner) out of the process of replacing a key feature of the property's form and functionality, I think I would require them to pay for a 3rd party inspection to properly assess the install and make sure it's what you need.

Here's a general overview:130 acres of land split between two parcelspreviously operated as a golf course until the owner passed away; it has since been shut downalready has a septic system for the club house/restaurant that has been maintenanced regularly (not sure how many homes it could sustain)land was evaluated by a developer, but was written off due to a lack of public water/sewagetownship told me (not in writing) that public sewage and water will likely go in within 5 yearsthe land is aesthetically pleasing with rolling hills (slight grade) and a few pondsOwnerswell off financially; want to sell but are in no hurry; they are considering a few optionswilling to work out flexible terms: owner finance, lease, lease optionrequire that in the event of a lease or payment delayed owner finance situation, that the taxes are coveredLocation2 minute ride to the highway11 minute drive to a Walmart Supercenter$93,000 median home sale priceone hour outside a major metro6.2% unemployment rateStartup Capital Required: Property taxes through-out development of first phase of MHs until income producing; then split profit, begin payments, etcEngineering plans for 50 homes (expandable to 200 based on demand)surveys, environmental assessments, permittingdesigned to eventually tie-in to public water and sewageConstruction of lots, roads, and foundationsPurchase of new homes to be sold offI believe there is a significant demand for a family friendly park, retirement community, or both. 

Get a comprehensive plan that pays the replacement value (vs. cash value) should you have a loss on the property.

It's quite comprehensive and fit for purpose. 

Great, you appeal to the county that the taxes are way too high, your evidence is that you bought the property for almost half of what they have it assessed at. 

If any utilities provided by Landlord listed in Paragraph 11A increase by more than 25% of a 6 month moving average, Landlord may assess additional fees at a pro rata share per unit to cover these additional costs. 

Fortunately for me the market I invest in provides access to; 1. tax assessment 2. code violations 3. permits pulled on property 4. account number for water utility and owners direct contact information so I don't have this issue. 

How does this affect us for the future when the tenants move out and we assess damages?

My question is this: How do you assess if there is any viable way to invest here in this town as opposed to driving an hour to an hour and a half to a much larger metropolitan area that we know little about?