Find a property that the seller is willing to finance for you, take a mortgage over subject to, find some investors willing to put the money up on a great deal.I am confidant that you will figure it out. 

Are there any Auction.com gurus out there that can help me figure out this deal?

I recommend you rent it long-term for a year while you figure out where you are trying to go.

I can at least look at what you have, figure out what the next step is.

We would figure a price that was commensurate with the lower rental rates so that we could get commercial financing given the DCR requirement of 1.25 or higher.

As you mentioned, your appreciation is based on the 700k figure but you are also getting debt pay down as well.

I am just struggling to figure out how I would afford the monthly interest expenses as construction on this type of project would take a ton of time and money.The building will be luxury student apartments which on my rough calculations can have realistically 60-65 apartments or 180-195 beds.

Is there a DIY to figure out if it’s worth to do a full effort cost segregation?

Usually on DSCR loans, lenders will provide a preliminary cost breakdown but we usually can't pick the pencil back up and finalize terms until the appraisal report is in hand and expenses (tax/insurance/HOA figures) are finalized.

This was a major rehab over 6 figures.