That property transformed my life. 

Recently had a storm blow a transformer near a LTR of mine, now I have to replace the oven which was affected by the blowout(fire department showed up when tenant smelled burning wires) -Septic tank and Well water.

Or we'll need to cut the foundation and install a 10x10 post to help support the ridge of the roof..The point is everything takes time, and the more you get into a transformation the more likely you're to reveal other elements that while you're doing it you should fix now. - Somewhat contradictory to the above advice, but take your time.

Im planning for 200k Hard costs on a $1.5 ppTeam/Planning/ConstructionI want to avoid having to acquire permits as much as possible to transform a 2 fam to a 3 fam.

Thanks Brandon for all your encouragements that certainly transformed so much lives.

Three hours was suggested as the typical install time, but it took me 16 hours -largely because of the complication of our multiple panels and also because I redesigned the circuit transformer layout several times as I learned what was possible and was not.We are also experimenting with www.Sense.com ($300). 

You also need to check with the utility companies and get cost estimates from them for availability, fees, hookup charges, transformer and power line/power pole locations or relocation requirements, water, sewer,gas, cable etc You will need ball park cost estimates from site work contractors for site work, roads, installation of utility lines etc.This is just a broad high level run down of the process but should give you some things to start with and think about. 

Like buying not necessarily a fixer (because everyone and their brother is looking for fixers) but a decent home that could be transformed to increase appraisal. 

Should I refinance , live in and transform the property for a year and repeat refinance when interest rates drop later then rent?...

Intel is a great example, who is building the largest chip manufacturing plant in the US right here, and it will be a $20 billion dollar investment that brings a few new thousand jobs.https://www.dispatch.com/story/business/2022/01/21/intel-ohio-building-computer-chip-factories-licking-county-jersey-township/9173472002/ Another example of economic growth is the upcoming Ohio State University Wexner Medical Center Inpatient Hospital which is a 1.9million square foot hospital that will bring over 800 new beds and a thousand new jobs. https://abc6onyourside.com/news/local/new-osu-hospital-expected-to-transform-health-careHere are a few more recent investments https://www.10tv.com/article/money/business/hydrogen-power-company-hyperion-bringing-700-jobs-to-columbus/530-25907aab-5517-4661-a9f3-d2ed2d5be6b0 https://news.wosu.org/news/2022-02-08/rumpke-to-build-50-million-recycling-facility-in-columbus Check out The Complete Guide to the Columbus, Ohio Real Estate Market which goes through the Columbus, Ohio market in depth and will give you a better scope of where the highest levels of growth are taking place and where to look to invest.