@John Lewis Your numbers are almost identical to a purchase + rehab I once did.  

Of course, you want comps to be as close to identical as possible in terms of sq ft, beds, baths, rooms, acres, garage, etc.Give me a call if you want and I can give you an idea of the ARV of yours.  

The principal plus the interest received are nearly identical to the original investment amount (but a loss nonetheless).

I would not recommend anyone write their own ppm for non-acredited investors unless they have done several already, the offering is identical to the previous offerings and they know how to file it.

I had the identical thing happen to me, when I bought my duplex.

In admittedly oversimplified form:Say an identical 10-unit building a block away, where the units all rented for $1k/mo ($10k/mo or $120k/yr PGI) sold for $1M.

let's say i am looking at to identical house, where each one of them will produce $500/month after refinance.

The operating cost on each building is almost identical, so I will just use 1 building as an example. 

I have a identical fireplace lay out in my home, wall to wall, raised hearth  (much nicer brick) and have not used it in 25 years.

They are next to each other and are identical, each have (2) 2-bedroom apts and (2) 1-bedroom apts.