Knowing that would be my most realistic way to get a break on such a large purchase price. 

Purchase at high LTV with realistic expense estimates will project initial negative cash flow if purchased at retail (off the MLS).  

Realistically it won't happen. 

You also will have the opportunity to put down as little as 3.5%, but more realistically you would put down 5% with the new (returned) 5% down conventional loan.

Fast forward to 2/1/24 - the builder came back with a price at $106,400 to add a 3rd car attached garage to our new construction.Is this realistic?

I.E. All cash invested $1m

Market value: $1.2m
= 83% cost to value (17% profit)What are people usually aiming for at a minimum? 

The actual rent is $4750 with a GRM of 13, still high to my taste but probably realistic.

I want to add a realistic percentage so I can show investors but I want it to be as accurate as possible.

If they had just been realistic they likely could have locked in a solid property at a solid cap rate with other metrics.Investors buy NNN STNL all over the country so for most investors it does not matter at all if property is local or in another state as long as tenant and demographics are good with a solid lease in place.  

The realistic, real world goal on the first one should be to educate yourself and not lose money.