Price out as much as you can in terms of materials and estimates.

My next step is to get estimate how much it will be to move the house and talk to city. 

The estimate I have from a cost segregation firm is $316k (w/ study) vs $28k (no study)-Assume we're in the 37% bracket  -Does this mean, I can claim a $117k depreciation deduction for this year? 

Will you require a contractor estimate for the rehab?

They should be able to determine the COC, annualized return, estimated ARV of a BRRRR, accurate rent comps and more.

The pro-forma estimates just don't  provide enough information to plan long term.

However, if I sell I won’t have to pay out of pocket, in my 2.5 years I have paid down and my property has appreciated enough so that after all repairs the realtor estimates I’ll make 50k.

And what are you using to estimate your returns, IRR, CoC%, or EMx?

Is there any good rules of thumb to estimating the cost of a boiler?

I've read many of the BiggerPockets books like - House Hacking- Flipping- Estimating Rehabs- Multifamily Millionaire Book I and II- How to Invest in Real Estate with Low or No Money Down- Investing from a Distanceand even some outside of themand have been wanting to do something in Real Estate for awhile.