I've done many of these, but you're going to have to have an elevation difference somehow. 

I'm looking at a brick 3-Flat in Chicago that is immediately next to the elevated train line.

My plan is to spend between $20-$30 per foot to remediate all that damage and bring it up to Class B+ (there is no elevator).

Lower-end houses you may see too thin margins or elevated risk and higher-end houses your profit margins will end up considerably higher than your competitors and you'll likely close fewer deals.- This assumes that your financing costs aren't tremendously high, as they sometimes are with hard money lenders.- This assumes your happy with about 12-18% ROI on your invested capital (for an all-cash deal).In my opinion, there are better ways to evaluate a deal. 

Also not sure of where you are geographically but in colder winter states they add electric reheat backup which elevates the price.

Specifically, here is the info I am looking for:Average cost of land or propertyCost of land or property as it relates to per square foot of buildingCost of construction per square foot (including elevators)Cost of elevators (itemized separately)Average rent per square foot per yearCurrent rates on construction financing for office buildingsThanks for all the help, guys.

The top of the lowest part of the foundation must be 1 foot above the flood plain, if you house is in a flood plain but built on a mound or hill, a "spot elevation" by a surveyor is worth the engineer's assessment.

He even sugested building elevator shaft into 1st 2 stories (just use as storage until) so when it did go higher you you then pay to put in elevator....  

I lived on Park Avenue in a 4 story walkup that was a slum when I was a kid but in its day in the late 1800's was a swank place - it had an elevator, a grand lobby, a massive grand staircase, all stone building, etc.

I don't really have a rule of thumb, it depends on all of the things you mentioned and also how big the building is and what your amenities are, if you have garages that may have doors that need to be replaced, elevators, overpasses...those types of things that would be different from a standard building.