This is a document that uses the address in question and the FEMA flood maps and determines where the structure (note we can only insure structures not land) The reading will come back with a note that the property is in a Special Flood Hazard Area (SFHA) which are typically your A's and V's.An  Elevation Certificate (EC) is a document that a homeowner usually has to do and pay for and is typically used by the  FEMA/NFIP/Government policy (which has had a  50-year monopoly on flood insurance) The Elevation certificate is done by a FEMA approved Surveyor where they come out and get a bunch of measurements around your property (Elevation measurements) and put together the formal EC this cost anywhere from $600 - $1200 I always recommend my client shop the options and pit them against each other.

I'm not intending to move the month after refinancing or anything, but are there any hard limits on this or is it lender dependent?

All my limited beliefs, energy blocks and so forth.

At my most recent meeting with the LA housing authority I learned about Prop 10 that basically limits the amount of rent a landlord can increase a vacant unit.

From what I've read about riparian rights on the East Coast, one would be rather limited in their access and use of the water that was allotted to their property.For those that have successfully invested in real estate/ lots containing private water, what was your approach?

I know the sky's the limit with self-marketing, and I'd love some experienced insight. :) Let the chatting begin! 

But without making sure you are adhering to the provisions that make an LLC 'limited liability,' they don't provide a corporate veil, so that's what I use my attorney for.

It would be interesting to see if there's a measurable increase in deals, or even if just one seller said that the brochure clinched it for them.

There are pitfalls of course as well so plan accordingly.One major pitfall is the limited access or liquidity in larger accounts since loan parameters for solo 401k or SD 401k's are 50% or 50k whichever is lower.

You can either start measuring penises or be professional and go on with business.