So, this 3 bed room, 900 square feet, home I am planning on buying HVAC and water heater is out of warranty.

I believe the Hvac is 23 years old and the water heater is 15 or more (as I remembered).

Clearing the land, leveling the pad for a house,  hauling the rock and building the driveway, trenching for water and power, septic systems,  footers and concrete slabs.

Why muddy the waters with some spec builds? 

They are rezoning to PUD RMD 104 to 247 units on all 13 dry mostly clear and improved acres with 1580 ft frontage & city water on the street and city water & sewer across the street.

It is improved residential land that is ready to build with power and water at the property line.

And if he represents it as such knowing it is not thats mortgage fraud.I cringe whenever I hear "well, its done all the time" which can be true but won't make it right or, as importantly, defensible when things go wrong.LOL, nobody has EVER accused Boston of being an innocent little town and pure as the driven snow! 

What about the ridges and starter courses, just regular shingles or special ones.Any water/freeze protection at the drip edge by both(???)

Landlord is responsible for HOA fees, Water, Trash, Recycling, Snow Removal and Landscaping.Requirements: Income at least 3x monthly rent. 650+ Credit Score or Qualified Co-Signer, No Criminal History, Completed Application. 1x Month Security Deposit.

With these same numbers, a $315,000 purchase price would give you a CoC return of around 7-8% and about 600/month PURE cash flow. this is all assuming a 20 yr Amortization with a commercial loan.