@Brian Huber  We have it structured the same way it would be on a typical sale using a TREC Sales Contract, so the seller pays their typical costs of title, half escrow fees, survey etc. 

Of course, if you did a phone survey you might miss the market rent range by that amount also.

I did use a contractor to help out with some of the major repairs (42 windows, brand new plumbing, new hardwood floors, and converting from radiators to central air) the rest I did myself so I got exposure to working with contractors and truly understanding what kind of work is involved and what some of the costs in a rehab might be and how to survey a property for needed repairs.

As of June 2014 survey of 9,798 units, 468 were vacant (or 4.8%) - In Tacoma 

I understand the process can be lengthy (zoning approval, surveying, new parcel # approval).

Of course, we all want a higher credit report.followed the credit report here at bigger pockets to include filling out their survey, watching the videos, only to be SOLD something.

Steve slightly off topic question but since you popped on and being from Houston, I have been funding deals the last year in Texas and all my flippers are getting surveys .. this is not common in other markets I work.. is there a particular reason for that..

Double check the survey when it is ready to make sure you are buying what you think you are buying.

So far it looks like my real estate attorney can just work with the seller to rewrite the deed and then I need a survey completed that outlines all four parcels of land combined into one.

You are usually blocked on doing anything if you are waiting on a survey.