Start with the potential gross income and work backwards from there.Check with the city or county planning and zoning department to get an idea of what you can build and what is required for all approvals including site plan and building permits, proffers, water/sewer tap fees, bonding requirements, inspections and CO process and time frame for all approvals.You also need to check with the utility companies and get an idea of availability and cost estimates from them for water, sewer, power, gas, cable, installation and connection requirements, tap fees, hookup charges, transformer location and relocation, power line and power pole relocation issues.

Now that you're in the "has done an IRRRL" databases, all these random cold calls you will get making mention of them being from the "special veterans benefit department" (I get the same calls) are actually just VA IRRRL churners, and when I say "you're wasting your time, I'm a mortgage broker," they just keep reading their script.

  -  Homelessness...I will just quote this part as I can't do it justice   "My Department of Justice will not fund efforts to criminalize homelessness and will deny grant money to police departments who are arresting residents for living outside." 

The seller is The Secretary of Agriculture for my state, which I thought was a bit peculiar.The property you are looking at was funded by a loan from likely rural development, which would be under Department of Agriculture. 

My goal for 2020 is to systemitize and automate our Marketing and Aquisition Department.

He is a Lt in the local police department, his wife is a mental health counselor.

My understanding is that zoning ordinances are law, enforceable by such, and CC&R are voluntary agreements, a civil matter.There is multifamily already permitted to build on the property and I know city planning and permitting departments are not privy to CC&R's.

Besides doing a bit more research on land sales and giving you wholesale advice, Have you spoken to the building department?

I have gone back and forth with their support department.

I get referred to a local credit union's commercial department, they do an appraisal and low and behold they tell me the property appraised for $86,000.