The primary variables are depth, soil structure and the need for shoring, rock interference  and setback/travel distance.

Should I get a couple of deals underneath my belt using my own capital before looking for outside capital?

TN only allows a broker to have up to two forms underneath them.

And we haven't even gotten to roads, water management, soil corrections, water/sewer infrastructure, electric etc etc.. 

Phase 1 is an initial assessment, more focussed on document research while Phase 2 is where they actually take soil samples etc. 3.

Here in TX the soil is mostly clay, and it shrinks and expands with humidity level (thus the need to "water the foundations" as a measure to avoid foundation cracking), so foundation problems are a common occurrence.

Next year the crack was wider, so we tore up the concrete slab and cut the tree root underneath.

I was able to look into the attic and I saw nothing but old soiled insulation.

does it seep underneath and ruin everything?

Also make sure there is a pan underneath it and adequate drainage incase it cracks .