You may find the first 10ft of tree line past your survey will wipe out your view in the spring and summer.

I am really tired of spending thousands of dollars on appraisals, surveys and title policies (that protect lender only).

I have had much success with Texas Land Surveying.

Click the Link below for results of the February Credit Suisse Agent Survey for which Builders, Agents "Would Most Strongly Discourage Clients From Buying"! 

Understanding still, in most of those cases, the marketing from what I surveyed, are north of 100k and that might be the lowest end. 

Survey a few and ask them.

With regards to deals being accepted, I think you will make your offer more competitive by offering to pay for a title policy, survey or reducing your option period.  

Unemployment hovers around 3.2 percent ― a 17-year low ― and the state has had a positive net hiring outlook over 10 percent for the past seven years, according to our MEOS Survey.

Otherwise, Swanny has nothing to sell, and after surveying what others charge for multifamily syndications in terms of acquisition fees, asset management fees and mentoring I came out with a steal.  

Ideally you find a engineering and survey outfit that can do both, but you want to be sure they aren't just engineers, but are intimately familiar with the land use game.