The home rent component is useless for valuations, and if you get a loan from any lender, you will see they will only provide business value for the lot rent as well.  

We're looking for people who we know we can trust will take of the customers we refer and in return run the occasional comp on properties if we need it.

The largest local grocery store has attempted three times to lease option the land from seller but deal fell through because of the main and only hiccup--failure to do required environmental testing (soil and water) , and have dep of eco issue a letter of no further action.Seller is desperate to sell, they started the testing process about a year ago (dep of eco requires about 12-18 months of testing period) Borrower needed 250 K to paid the seller's lender off, then do a OWR promissory note for 250K with the seller.

My questions revolve around the proper debt structure for a project that has rehab and value add components.  

One very important inspection I didn't mention specifically, but should not be forgotten, is obtaining a Phase 1 environmental report. 

Sorry not to have anything more brilliant to offer as a solution but as I say it's one of the tougher components of a rehab.

Anyone can make full priced offers on properties ...but if your strategy is making full priced offers without any value-add component to the deal AND you are trying to scale quickly, then you must have had a lot of cash already...The fact that you had that much cash to keep putting down on your rentals is the most impressive thing about your success to me.

Yes, there are variances as to which material type is used to accommodate differing environmental conditions, but things don't vary too much.What this means is that before you zero in on specifics, you should learn the fundamentals.

San Jose has a set of green goals to reduce our environmental footprint.

Atypical apartment investors may shy away because they don't understand the commercial component, but there are many yield seeking investors who will buy a well maintained high yielding mixed use investment.