What is the demographic make up?  

The house is in excellent shape with new roof, well, new garage, hot water heater, furnace and it's on a nice lot with nice landscaping on a nice street.  

I am doing research on certain neighborhoods around my target areas of population growth, demographics, etc.

Our demographic wants a home not a house but since they are so transient they don't want to buy.There are two sides to every story but we have been super successful with this model.

These are never 70% of ARV properties so the investor demographic is a buy/hold or someone happy with 20k or so profit.

If you build a pad you will also need to do some landscaping and grass establishment to cover the bare dirt. 

Here's the EPA definition, it doesn't give a list but from that definition you can infer that lizards are not pests.While they are not living where SHE wants them they cause no damage or disease and generally stay outside so are not a nuisance.As for the bagworms again not really a pest, though they could be considered one due to eating foliage of your landscaping.

This is also because I work in all 58 counties (with diverse geographic and demographic markets) in my probate liquidity business and I'm comfortable.

If you're going to own it for 30+ years, I'd be way more worried abut cash flow and demographic trends in the area than a discount to market value. 

I agree that there is an entirely new regulatory landscape but it is evolving and there is room to maneuver within it.