@Pete Sloa The more experience I get with judicial foreclosure and federal bankruptcy, the more I get accustomed to the idea that judges wield a lot of discretionary power and the way they wield that power is not always fair.

Here is that list:KitchenWindow near panty doesn't openPantry shelves and storage areas not cleanedOld items left in apartment (former tenant's junk in closets, etc)Hole in bottom and side of cabinet above stove (just an fyi)Floor has damaged areas (fyi only)Back Corner BedroomBroken exterior window, glass not cleaned upBlind missingWindow not sealedCrack in ceiling in closet (fyi only)Middle BedroomBlind in right side is brokenLarge BathroomFan makes loud high pitch noise (only sometimes)Minor stains in floor (clean if possible, or just fyi)Molding is cracked on tub (fyi)Blind doesn't work properlyFront BedroomBoth blinds missingFront ClosetItems left behindLiving RoomWindow sills very dirty, have spider websSmall cabinet to right of fireplace difficult to open/shutFireplace is not cleaned - wood and ashes left behindStain on entry french doors (looks like a booger)GeneralHot water does not workAll window sills are very dirty, some have spider webs (screens were left open allowing spiders to access)Many electrical outlets are recessed further than they should be - some plugs may not be able to plug inWindows (interior or exterior are dirty/stained)Door from dining room to kitchen should be removed (no door handle from dining room side and door scratches ground)Vegetation at front door needs to be cut back (covering mailbox, blocking entry to door)Exterior of house is dirty, should be power washed - looks like a sore thumb in the neighborhoodWe basically agree on having the apartment cleaned (windows, "booger" thing, etc), loose items removed, removing the door, correcting the vegetation and having all of the blinds replaced, hot water being corrected. 

I'm a commercial agent in San Antonio and I specialize in retail, which is anything from gas stations and car washes to QSR (Quick Service Restaurant) and STNL (Single Tenant Net Lease) to malls and Target Anchored power centers.

Furthermore, they can purchase powerful box fans inexpensively to lower the need for A/C and to circulate the air in the home even more. 

Quitting your day job is not realistic in most cases but having your spouse qualify as a real estate professional is a very powerful tool, which can potentially allow you to use real estate related “losses” and depreciation to offset your AGI.

Here is a quick high level summary of things you need to consider before you close the land.Check with the city or county to determine 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.Check to see if you have to install any manholes, fire hydrants, curb, gutter, sidewalks, street signs, street lighting any specific street design or access requirements,.Check DOT requirements for access, stop lights and permits, traffic studiesDWQ requirements for permits, permit fees, time framesThis is a broad overview of the process and your civil engineer can handle all of this but it's good for you to know exactly what's required.

They expressed a good deal of interest in some of the investment strategies I was talking about, mainly the powerful and wise vehicle that the Home Equity Line of Credit Can be.

Land trusts have many asset protection benefits and can be a powerful addition to your asset protection plan anyway--yet this use is still not as widely known as it should be.

You also need to check with the utility companies and get cost estimates from them for availability, fees, hookup charges, transformer and power line/power pole locations or relocation requirements, water, sewer,gas, cable etcYou will need ball park cost estimates from site work contractors for site work, roads, installation of utility lines etc.

I was going to get a hard money loan, but realized my purchase was too low, so I found a peer to peer that lends $15k or so to help boost your cash power to close a deal.