The agent knew that the land by it self was not worth what the owner was asking, but if a subdivision was possible then the property would be worth the asking price.

You may not like this, but here it goes.People need to begin by assessing themselves first, thier circumstances, education/knowledge of RE, thies ability to borrow, thier credit, thies ability to meet and work with people, thier understanding of business in general and the community inwhich you expect to work in.

I wanted to make all my deals as solid as possible. should I scratch this idea and estimate each cost my self?

However, I recommend self service online filing ONLY IF you are filing in your home state (as you can be the registered agent in your home state).

Rent needs to be about 1.5 times P&I to be break even if you're self managing.

This should eat up a good portion of your "profits" then you would pay your self a small ( very small) salary, with the rest being paid as distribution payments.

To me, if it meets your investment objectives (and 20% COC would meet mine), it's a good deal.You make money when you sell.

I'm self-motivated!

I just looked up my old residence, and the tax rate is about 1.25% of the assessed value.

Enough said.However, do not end up on the losing end of this potential deal by over paying for this property.Stick to your numbers and put in your bid as if this never happened.And remember, our country was founded on this principle:"We hold these truths to be self-evident, that all men are created equal, that they are endowed by their Creator with certain unalienable Rights, that among these are Life, Liberty and the pursuit of Happiness."