Since you estimate a resale value of $200-215K and renovation costs of $60-70K (although you said that's on the higher end), your margin is tight, especially considering closing costs, realtor fees, and unexpected expenses.

Does Hard Money typically cost 30-40% of the purchase price?? 

The property offered a balanced investment opportunity—enough to significantly enhance its value through renovations, yet manageable in scope and cost.

I was a Realtor when I purchased it in 2019 and I used my commission towards the closing costs and I am a U.S.

As a real estate investor, I’ve learned the hard way about the mistakes that can cost time and deals.

Cost efficiency while enhancing the design and functionality of the property What was the outcome?

Your total project cost is only ~ $143k. 3c) Your interest rate is probably going to be in the low to mid 7s, at least4) All states/areas are different, but I usually see with my CFO clients that their property taxes are higher than their insurance, with taxes often 1.5x higher than insurance.5) Lastly, I saw PM fee of 8%, are you paying someone else to manage this?

Over time, cost of insurance, monthly charges, and surrender fees (which can last 10+ years) reduce how quickly your cash value grows.3.Policy Loan Costs & PerformanceYou’ll still pay interest when borrowing against your policy.

Keep in mind the potential for higher renovation costs due to older properties and the local landlord-tenant laws.Good luck! 

Also, I found 2 ideologies regarding such development projects: Use one GC for the entire development or use that GC only for crucial trades such as foundation, framing, roofing , external siding, etc. and use sub contractors for finish and interior work to reduce cost.