. $25k for helical piers sounds a little steep, but it's been a few years since I saw a quote for that, and of course it depends on how many you need.

It is mechanically sound with new roof and siding in 2017.

It makes you look like you’re asking for a new build, not an existing home. 2) Anytime you mention big items like HVAC/roof.

I am just looking at numbers provided by Zillow.I agree that the cost for most items such as a Roof, HVAC, Piping will be similar between a cheap home and an expensive home.

We went all in on renovations—tore down a chimney to open up the space, put on a new roof, installed HVAC, updated floors, and completely redid the kitchen.

It needs a full rehab, roof, garage, appliances, everything. 

With fresh paint throughout inside and out, brand-new roof, dual HVAC systems, updated water heater, stainless steel appliances, lighting fixtures, outlets, countertops, and PEX plumbing just to name a few.

Look for homes with updated systems—new plumbing, HVAC, roofing, and windows are essential for long-term value and tenant satisfaction.

Its extremely important when running tighter margins like what you're talking about to focus on age of HVAC, water heater, appliances, roof, etc.

Quote from @Ariel Nixon:  Yes it is always too good to be true when Cash Flow is through the roof.