They have no systems, minimal web presence, inadequate bookkeeping, deferred maintenance, and the list goes on and on.You need to get his last 2 years of tax returns, so you can make an offer based on his ACTUAL numbers.  

I need to make it ligit and market it as it would more then quadruple the funds it creates.A pc of land has opened up to me and part of it is a HUGE profitable wild food or wild Ramps and fiddleheads that if i own it I could really expand my business to web sales.

Congrats on your success and the recognition from such a known publisher.  

@Chris MooreWelcome to BiggerPockets, the site I consider to be Best Real Estate on the web.

@Maya S.Welcome to BiggerPockets, the site I consider to be Best Real Estate on the web.

Lenders set their rates based on their profitability metrics (internal fundamentals) and they publish those rates and their originators are given rate sheets that indicate the rates offered that day by that lender  (in a volatile rate environment, these rates might change up to several times a day).  

Taking tax and legal advice from a web forum = recipe for disaster.  

And also cross referencing published lists of top real estate investment areas, I would say there are some areas that do keep pop up. 

A very good resource is Privatewellclass.org  they have a free 10 class web course on wells, webinars that answer many questions on well and there was one presentation on septic. 

Scott came out with The Book on Flipping Houses which was publish by BP.