The rule of thumb for purchasing accounts is somewhere around $1000 per account (this is very conservative in most areas) however prices tend to be a lot lower for smaller mom and pop shops.  3.

I work at an asset management shop.

I also worked with a loan officer inside one of my bank's branches.From the little bit of shopping around I did, I was surprised at how different the banks were in what fees/costs they charged.

HLU CURRENT FOCUS: Type of Collateral: Office Buildings Apartment Buildings Shopping Centers Mixed Use Owner-Occupied Facilities Light Industrial Hotels/Motels Churches Gas Station/Convenience Store Vacant Properties (not land) Marinas Lending Parameters Overview: Loan Size:$1,000,000 to $50,000,000 Interest Rates: 11% - 13% LTV:Up to 75% on income producing properties CLTV:Up to 90% on income producing properties Origination Fee:3-8% taken at closing from the loan proceeds Loan Terms:1-3 years Cash Down:Borrower needs at least 10% cash into project (acquisitions) Letter Of Intent: If a prospective client meets our lending criteria, we will prepare a Letter Of Intent FREE of charge once we gain the following information: 1.Name and address of the borrower 2.Names and addresses of the principals of the borrower 3.A detailed description of the collateral including he entitlements (recent appraisal) HLU Lending Group, Santa Clarita, CA

I am glad to see that Josh is now cleaning up shop.

If that 3% or 5% is all you can find then KEEP SHOPPING.  

Of course we all want the best of both worlds; that is a hidden gem on a secluded/private beach, but close enough to a town to find good eats, drinks, and shopping.

Since the property is vacant though you don't want to waste too much time gathering quotes and shopping around for 2 weeks, because that's just 2 weeks more of lost rent. 

I have a substantially sized shop for a backyard and have turned a room in it into my living quarters.  

Did you setup a website for the property with photos, video walk-through, financial information, information about the area (demographics, highways, public transportation, schools, shopping)?