But its not gonna change the value much at all.If you think about it, the person living there really does not see the septic.

The only part in question is "The Zoning Board will have the final say, and determine whether or not the change of Land Use will negatively affect the community."

Written by a Wisconsin lawyer who updates them each time the law changes.

(Of course that would be contingent upon you becoming an agent at that brokerage and staying there for 6-12 months or something of that nature.)Other good questions to ask them would be what are their commission splits, a breakdown of ALL fees (monthly or annually), what their commission cap is, whether they provide leads for you and if the commission changes if they do, how often they provide training and what the topics of the trainings usually are, do they provide mentoring to help you work through deals, etc.Also, keep in mind that there are fees that the Broker has no control over such as MLS access, ($300/6 mo in PA), Realtor dues if the Broker is a member of the association of Realtors ($600/yr in PA), marketing materials, cost of yard signs, networking associations to network with investors, etc.

You should also investigate if there have been changes in laws or zoning that the current property is grandfathered into that would pose restrictions on a new construction.  

With private money you can do things fast and leverage “other peoples money” for the entire purchase...It all depends on the situation.

That could change depending on where you buy, what you buy, and some other factors...but that is probably a good ballpark. 

Obviously this is not a hard and fast rule and each area is different but think about this.

If interests change I will certainly reach out for your expertise! 

It is eating into any profit you will see from a sale so sell as fast as you can.