Title, appraisal, recording, insurance fees have the same floor of minimum costs.

Modern floor plans, modern mechanical systems, well insulated, generally separately metered etc.

Porch floor, painted foundation exterior, bathroom ceiling.

These are low rise, 3 floor buildings. 

Minimal disruption to the existing flooring in the home and the landscaping in the back yard.

This will depend on a lot of factors, I am seeing the floor rate at 6.75% with a heavy buy down and as high as 10% with heavy loan level pricing adjustments. 

We found out the property was broke into at 4 am yesterday and the newer furnace/ac were stolen along with some damage to the hardwood floors and the front door where they pried it open with a crow bar. 

A brand new building with commercial space on the first floor could mean new restaurants, shops, and businesses for the neighborhood, all of which would mean the area would become a more desirable area to live, and your property price would likely benefit as a result.  

So my suggestion if starting with a flip is to find one that needs simple things… paint, flooring, appliances, landscaping, and such.  

Accept a $1,300,000 first lien note, payable at 10% interest only payments for 24 months, and convertible into a 15 year 11% note with 3 year interest adjustments with11% floor fully amortized.