I looked at some local credit unions, but they want you to live/work in a local county to become a membership...

@Allison Black - And I think if you are a Pro membership with BP...

Normally membership costs are fairly low, include training opportunities, and keep you updated on changes to local, state, and federal laws.

Certain obvious fees are origination, discount points, credit reports, appraisals, surveys, processesing, application, automated underwriting.

Also do a survey.  

Right now the rate is 3.5% or 2% if you join M1 Plus ($125/year membership). 

Here is a publication from the National Society of Accounts on average fees from 2016: https://connect.nsacct.org/blogs/nsa-blogger/2017/01/27/nsa-survey-reveals-fee-and-expense-data-for-tax-accounting-firms-in-2016-and-2017-projections$1,200 depending upon region and depending upon records is not unreasonable.

Problem is that to do so would require a minor sunbdivision, some governmental approval and surveys to get a legal description for several pad to have title.

However, if you are seeking a higher return, then you will need to do a market rent survey to determine if there is upside in the deal.  

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