Cheap market, but the fees/additional soft expenses drive me crazy, and you always see them at the VERY END!

@Mike JerniganAside from the impact fees & actual installation costs of the utilities, you will have to replat both lots, regardless of whether the deed identifies them as two separate lots. 

That "must have 2 years of rental income history on tax returns" thing is a hidden overlay.

Do you want to pay a desk fee and extra upfront costs to have lots of materials and services at your disposal or do you want a more basic arrangement with all the fees based on transactions.

I have a lease break fee that a tenant has to pay if they want to leave early.

The VA funding fee is going to be about 10g with this loan.  

The tenant moved out at the end of June and the previous owner owe me $2274.There is not written agreement between me and the previous owner and it is one of the lessons  I learned from this issue.My attorney told that his work fee on this case will cost me much or less the same amount that the previous owner owe me.Is there anything else I can do to get my money back?

. $150 of that goes toward property management fees (which I currently do myself), $200 goes toward future CapEx savings, and $250 is true cash flow.

Purchase Price $35KARV/COMPs $85KRepairs $23,750 (reimbursement based after each draw/inspection)HML Loan $49,937.50DWN PMT $8,812.50Lender fee $3500Processing fee $500Closing Costs - not yet ascertained ~ $2500 The initial numbers I did had this as a home run, but now not so sure and the contract has been signed. 

If you plan on doing one rehab at a time you'd save money in lender fees and interest by using the money you've saved up.