The cabinets I used were an espresso color with maple doors and 1/2" real plywood boxes, dovetail drawer boxes, soft close hinges and drawer guides all at a price of about $1000 per kitchen.

But you need to factor in closing costs on both sides, holding costs, and any other soft costs.Lastly, I wouldn't push away from working here in Denver, since you have the skills to complete the rehab, you have a strong chance of partnering with someone that has the capital to complete the Flip, and you can do the rehab.

@Eric FungAll soft surfaces go.

I lived in Nashville/Brentwood for a couple years so TN also has a soft spot in my heart.

Assuming at least 10% of a year’s rent will be lost to soft costs plus any repairs/upgrades for any vacancy, so consider that when doing your math. 

Roof leak a-lot, floors get soft and things break a-lot.

Let me know what you think, or if I went to soft on the numbers, ( Repairs 5%, vacancy 9%, ) let me know if you have any rental units in St.Cloud and have problem.

First Strike soft bait works great!

We added a foam topper to one and let the guests know the bed in the back is firm, the bed in the front is more soft and cozy.

You may be able to find local banks that will do construction loans on a single family residence you plan on living in with lower down payment/capital, but not multifamily.To use ball park numbers, I would say $125-175/ft2 is likely the lower end of the market for construction costs in your area, not including land and finance/soft costs.