Agree with @Jaron Walling - forget what a stranger on the internet that, in my case, lives several states away says and ask questions of the two guys that you know that have 165 combined units in your market. 

Also, it is worth mentioning that we are near the Mexican border, which we have been importing materials from for other projects.

The mom and pop landlord that I rented from (by my calculation and internet research) owned about 50 doors and had for a long time.

Are their flipper secrets to getting materials at a lower cost?

I would be willing to help - but you know you need a lawyer - taking advice from people on the internet is not a great business decision.

MUST have team walk it for them and provide the reno NOT just sit on the internet and think you are learning.

Here's the language I use:Consent to Contact References and Perform Credit CheckI authorize [Type Agent Name Here] (“Agent”) to obtain, and to share with [Type Landlord Name Here] (“Landlord”), information about me from my credit sources, current and previous landlords, employers, and personal references, to enable Landlord and Agent to evaluate my rental application.I give permission for the Landlord or its Agent to obtain a consumer report about me for the purpose of this application, to ensure that I continue to meet the terms of the tenancy, for the collection and recovery of any financial obligations relating to my tenancy, or for any other permissible purpose.I authorize Agent to share my completed rental application (along with any supporting materials) with the Landlord.Applicant signature: _________________________________Printed name: ______________________________________Address: ____________________________________________________________________________________Phone Number: _____________________________________Date: ______________________________________________

Now, not so much unless you are buying at deep discount and are getting materials and labor much cheaper than normal.

In a rental I manage, we did see about a 40% higher rent for a furnished unit, but may see some higher vacancy periods and tenants probably expect more included (utilities, internet, etc), but agree it's something to consider.

I'm sure if varies, but I just want a range to help decide what to do.Land is in Pilsen.You are correct the price can definitely range quite a bit depending on the size, finishes, rough materials, location, etc.