You will really need to look hard in order to find deals that make sense and you really need to take you cost of capital into account when doing your analysis.

You begin depreciating $200k over 27.5 years, starting from 2023.You do a major $50k rehab in 2030.

@Mike Levene cost to build per square foot is $200-$300 depending on finishes.So, you can start with that.

It would/could be only 15% capital gains tax and yes you could/would deduct all selling costs including commissions and transfer taxes.

The concern with the DSCR loan is that I need to make the property present as though it's rented to individuals during appraisal (tough since it's a working rehab facility now) and must create another lease that shows the tenant as personal and not a company.

I have completed multiple BRRRR (Buy, Rehab, Rent, Refinance, Repeat) projects, and this latest deal unexpectedly came my way.

Bonus points if they’re used to working with investors or can help keep costs in check while maintaining quality.I have a few references I can give you.

I get rehab draws from the hard money lender to reimburse for the repairs.5.

Sometimes a deal looks great because the investor doesn't add management costs of either money or the time that it will take to manage the property. 

But you have closing costs for Refi, and sale, but in sale you get all your equity back out.