If the overhead of multiple entities renders you profitless from investing what is the use? 

The key is to put together a complete project and financial package so they do not have to come back to you with questions delaying the process.The project package should be very detailed and specific including a narrative of the project (like an OM) location description, demand drivers, your bio and experience, the development team, plans, specs, renderings, site plan, leases, financial model for the loan term etc.

Pay for no service rendered would, in my mind, be an easy case to win or at least bring them to the table to settle the bill.

@Jacob HarbinI believe your problem was that you did not qualify for the loan amount based on your personal income, so the lender would have to to use income from the subject property thereby rendering it a investor loan.

If so this essentially eats the majority of the returns of the property rendering it a poor investment.

Here is my question in the development process, how much are renderings and floor plans and when is the architect paid if you need an actual number to take to the bank to get construction started?

I assume that is what spawned the IRS ruling from 2002 about storage of the bullion not being with a trustee or a bank, which rendered it considered as a collectible since consideration as bullion required it to be of a certain grade AND be stored by a trustee or bank.

Along with the application the engineer will likely need a Plat or rendering depicting your lot/parcel, adjacent parcels and a diagram/detail of what you are proposing.

So to see if we can put this issue to bed, I'm requesting a formal opinion from the Board of Registration as to whether wholesaling - in the absence of a double-close - is a license required activity.I don't know how long it will take them to render an opinion, but whatever their reply, I'll post it on BP.

A tenant slips and falls on your property, or a gas-pipe explodes rendering your tenant incapacitated or in some cases much worse.