Vandana M.Private profile: Upwork shows its earnings only to signed-in members, so we check it every few weeks, not daily. MRR here is a rough estimate (Upwork's six-month earnings ÷ months active). Last read Nov 5, 2026.

I help U.S. real estate investors, land developers, acquisition teams, wholesalers, and property professionals evaluate properties, identify risks, coordinate due diligence, and move transactions from acquisition through closing. My core expertise is in Land Due Diligence, Zoning, Entitlements, Title Research, Subdivision Feasibility, GIS/Parcel Research, Property Research, and Transaction Coordination. I have 15+ years of professional experience, including approximately 7 years supporting U.S. real estate, land, mortgage, and transaction operations. I have researched and coordinated due diligence on 135+ properties across multiple U.S. states and have managed approximately 30–40 active files at a time. My work goes beyond collecting information from county websites. I research the property, contact the appropriate government departments and vendors when necessary, interpret the findings, identify potential concerns, and organize the information so an investor can make a clear acquisition or development decision. LAND & REAL ESTATE DUE DILIGENCE I can complete comprehensive pre-acquisition property research, including: • Parcel and property research • Ownership and vesting verification • Deed and chain-of-title research • Legal descriptions, plats and surveys • Liens, judgments and encumbrances • Easements and Rights-of-Way (ROW) • Road access and legal access research • Parcel configuration and lot dimensions • Road frontage requirements • Zoning and permitted-use verification • Building and development restrictions • Minimum lot-size requirements • Flood zone and FEMA research • Wetlands and environmental research • Topography and slope review • Utilities availability • Water, sewer and electric research • Septic and perc-test coordination • HOA and CC&R research • Property taxes and public-record research • Comparable sales and marketability research • Development feasibility • Acquisition risk identification I regularly work with county planning departments, zoning departments, building departments, environmental health departments, GIS departments, utility providers, title companies, attorneys, surveyors, soil scientists and other local professionals to obtain property-specific information. ZONING, LAND USE & ENTITLEMENTS I support investors and developers evaluating development potential and entitlement requirements. My research can include: • Zoning district verification • Permitted and conditional uses • Minimum lot size • Setback requirements • Density requirements • Road frontage requirements • Subdivision regulations • Minor subdivisions • Lot splits • Development standards • Manufactured/mobile home regulations • Residential development requirements • Comprehensive plans • Future Land Use (FLU/FLUM) research • Planning and zoning ordinances • County and municipal development requirements • Entitlement procedures • Application requirements • Approval pathways • Preliminary development feasibility For subdivision projects, I can coordinate directly with planning officials, surveyors, soil scientists, septic professionals and other vendors to determine whether the proposed development strategy is feasible before significant money is committed. SUBDIVISION & LAND DEVELOPMENT RESEARCH I have hands-on experience supporting land investors evaluating properties for subdivision and resale. This includes projects involving: • Minor subdivision feasibility • Multi-lot subdivision concepts • Lot-split requirements • Conventional septic feasibility • Perc testing • Soil evaluations • Survey coordination • Preliminary lot layouts • County review requirements • Planning department communication • Development timelines • Vendor estimates • Development constraints I have worked on projects where the investment decision depended on whether acreage could successfully be divided into multiple buildable lots. TITLE & PROPERTY RESEARCH My title and acquisition research experience includes: • Vesting deed research • Ownership verification • Chain of title • Liens and judgments • Easements • Rights-of-Way • Deed restrictions • Legal descriptions • Recorded plats • Schedule B exception review • Tax information • Probate-related property research • Public-record research • Title-company coordination • Closing document coordination I understand that a title issue, easement, access problem, restriction, or unresolved lien can materially affect both acquisition and resale. GIS, PARCEL & PROPERTY DATA RESEARCH I use GIS and property-research platforms to evaluate parcel characteristics and development constraints. My experience includes working with: • County GIS systems • Parcel maps • Zoning maps • FEMA NFHL • Flood maps • Wetland information • Google Earth • QPublic • LandID • RealQuest • Netronline • County assessor and recorder databases • Zillow • Redfin • MLS/property listing data