@Shelli Callan When you speak of language in listings and sales contracts, I hope you realize that Montana has a somewhat dated government/business environment.

It's really worth it to choose your settlement fee even if the seller is offering free title insurance to use their settlement company --- as they do with the auction sites.1200's are government taxes, recording fees, etc. 

Market Value Defined In appraisal practice, the term Market Value is defined by agencies that regulate federal financial institutions in the U.S.

I am at the top end of the 15% federal rates so the SSI was a bigger hit by far than the federal and state put together. 

Is the value added through re-zoning, dividing the property into lots with the government, or adding a connection to water/sewer lines?

I like the self build model because in my region I wouldn't have to pay the 5% government sales tax when the home is eventually sold (personal house = no sales tax).  

Problem is I'd pay ~$15K in additional taxes (Federal Income + State Income + Loss of Federal Education credits phased out above $180K in income) and only net $15K in after tax $ to invest in rentals.  

The bones and utilities already exist so that saves you from having to deal with government officials who just want money for every little thing you do on a new build. 

v=3nFj_k6R8G0What's your state/local government's laws on disclosure of it?

This is before Federal and maybe State income tax.We try to find short term rental and 5 to 6 times yearly gross rents.