I couldn't even tell you exact numbers without seeing my tax returns, but I know I have bought and sold over 30 pieces of land every year for over 12 years now houses hard to tell but at least 1/3 the numbers as I do land.

But it sounds like it would take 2 to 3k to get the necessary soil test done and I'm not sure I want to put that kind of money into such an average deal.I think I still might have the estimates done but will probably take a pass on this one or else really come in with a low ball number and assume its going to be double the estimate to really fix everything.

Using such a strategy as well as moving out geographically to hit some outlying areas should [hopefully] land you a decent deal!

Last comment I wanted to include was: When submitting my offer, is it unreasonable to include pictures of the major issues in efforts to justify my "low ball" offer?

We went a Black History month celebration at the Hilton and then went to my 12 year old daughter's volley ball games.6:30pm to 1am (and counting) Following up with investors on my marina dealCalling/Emailing investors to find an end buyer for our rented flip in Columbia, SC (we always have a tenant in place on the day we close because we choose our renter first, have them select a property from our specific list and on the day our renovation is done, the tenant is moving in)Reviewing posts on BP, CREOnline, Facebook and Craigslist and doing some postingTomorrow much of the same but add a few investor meetings.

If you have student debt and don't finish, you'll be behind the eight ball.

The Land of free spirits ;o) You're right my price point is non existent here in San Mateo County so I'm looking in surrounding counties as well as Austin.

Great list @Ky Sharp If you are confident in your analysis and buying all cash the appraisal/bpo isn't necessary but an appraisal may help you negotiate if it comes in low.We like to have two or three mgt companies walk the property during due diligence and propose their mgt plan that includes a capex and/or repositioning budget.If the subject property and all properties nearby are the only things ever built on the land there you may not need a phase 1 environmental but if it's a large property and/or you're bringing in outside capital (lenders or equity partners/investors) having one demonstrates your thoroughness and professionalism even if one is not required.If there isn't a recent survey one it may be required but if one is not required getting a new one falls under the same considerations as above.We have gone to always having an engineer do the inspection even though it can be 2x what a non-engineer inspector may charge.

This 4th leg involves a lot of things (some tedious some more involved) but I think that dropping the ball on anyone item can be the loss of a good buyer.You may want to find an agent that will let you do a hybrid model between full service listing and an MLS listing.

Does anyone know of any BP meet ups in the chicago land area coming up!?