Let’s dive in further.Appraisal ReportsAppraisal reports provide the most accurate and reliable information for calculating the land value.

But we also have an offer that provides a moderate amount of cash and a longer term note as a first lien.  

If you do your own, how long did it take to feel comfortable handling everything?

The code states, "A separate and independent building sewer service line shall be provided for every permitted use, home or residence per lot."

Even if billed separately for each unit, some utilities are provided by the local government and if unpaid create liens on the property.

What if turnkey providers are inept?

Most cost segregation study companies provide the quote for free.

with ground up construction you'll usually see 50% of the land providing 100% of the construction . no income no doc and first time investors as well  

They will pay high prices to meet needs that are not income producing - they are shopping for a different product that is provided from the same stock that our income properties come from.2. having deep enough knowledge of the neighborhoods to allow us to recognize a good deal takes a lot of time.

I understand it hurts to provide bad tenants money, however it will resolve the problem quicker and remove this frustration from your life, which I'm sure is worth a couple thousand dollars.