I just didn't want to be the one responsible.. haha. but i think it would be  in good practice, to let the investor know whom i'm selling it to, or i could add it into my selling price huh?

That is terrible business practice. 

You can have it appraised "as improved" and be sure you take good notes while walking through with the appraiser to talk about what they think would improve value and by how much.  

Pierce,I practice real estate and business law in Oklahoma City and surrounding areas.

The other practical aspect of this is that you're completely on their time frame. 

If you progress from hobby landlord to business you will change your practices.

Not common or a generally accepted practice in FL, never saw one presented.

The first engineer wouldn't answer any calls/emails so we had to find another guy who would certify, he was less easy going and made up do some foundation improvements before he would certify.

From what I heard, banks and credit unions tend to decline loan applications from self-employed people because we're viewed as high-risk.Are there any best practices or tips on how I can improve my chances of getting a home loan?

If you buy at the highest historical prices for the development, there's no room for improvement, no matter how much money you dump into it.