There were lease violations disrespecting the other neighbor's leased space and harassing the other neighbor and they smoked in the property against lease, lied about conversations, has made up stories about plumbing issues that plumbers couldn't find causes to, tried to get a dehumidifier and force me to pay, accused me on two different occasions very agressively in regards to the heat/electric service.

I spoke with State Farm, but they require plumbing and electrical panel upgrades just to consider reviewing my application.

Without electric you can not heat the unit.

Does the cost per sqft account for electric and plumbing? 

An example is on one permit I had plans for electrical, plans for gas, plans for AC condenser.

There is a small park about a mile from the property, so I know the infrastructure (water, electricity, sewer, trash) is available for a build. 

yeah the tenant pushing back is my concern. it just so happened that this happened with the tenant that seems to not like paying. and the heating is electric and this winter has been extremely cold which caused the electric bill to jump up to $800!

We had to do a lot of electrical work, bathroom, kitchen rehab, total paint and a new roof.

We I purchasedthe property, the previous owners updated the plumbing, adding HAVCand updated the electrical.

He continues to deny he lives there, lied to the police when they came with a code violation and inspection, and most recently overloaded the electrical and blew/snapped the line!