Is coordination a residential product? I'm on a land deal with no lender and 90 days

I've bought land for a long time and I've never used a coordinator once. The dates are few and they're mine. What I do pay for is a survey I trust and a title attorney who reads the easement language, and on a land deal that's where the money should go. $350 against a survey line item is not a hard call.

What does the coordinator actually do during a 90 day due diligence period? Is she just sitting there for eleven weeks?

@rigging that's the actual problem with long escrows for the coordinator, not for the buyer. Flat fee, same work spread over three times the calendar, plus a check-in cadence you have to maintain or the file goes cold. It's why some coordinators price long or unusual escrows higher. On small multifamily I've had a TC earn her fee purely by chasing estoppels and tenant leases nobody else wanted to chase.

I want income without a second job, and reading @orchard I notice he says the dates are his. That's the part that decides it. If tracking four dates over 90 days feels like a job to you, pay someone. If it doesn't, don't.

Mostly confused by land in general, but the easement description going into the deed correctly sounds like a lawyer's job rather than a coordinator's. Is a TC even allowed to touch that?

@vellum no, and that's the boundary. A coordinator can track that the legal description was delivered, sent to the right party and returned. Drafting or reviewing what it says is attorney work, and in some states an attorney is required at closing while in others title companies handle it, so check your state. @arbor, on land I'd hire the TC only if I were doing several at once. One deal, do it yourself and learn what the checklist should say.

I'm still preparing and I've been building a checklist for exactly this. What I keep landing on is that my first few deals are how I learn what breaks, and paying someone to absorb that means I never learn it. Later, at volume, sure. Not on deal one.