If it was just my house sitting I would say I over estimated the sales price or over rehabbed, something, but it is most homes in the same area that had been moving so quickly are now sitting for months and are all priced according to market value.

I attached rough estimate on here, I included rehab on to the sales price 

Hi Nate - It'd be worth asking the lender for a detailed breakdown of closing costs for this program, as well as an estimate of the interest rate you'd get with today's rates (they'll probably need to pull your credit to do this).

Until you learn to estimate yourself, based on your local costs, any estimate will probably be off.

About 20% use DSCR (usually 20-25% down) and the rest are cash or hard money or something else.For $325k purchase:1) As a broker I would negotiate down as its been on the market a while and its especially now in holidays)2) I would also negotiate seller paid closing cost credits, most loans allow 3% which should cover most or all of that.3) Assuming you paid $325k but got closing costs covered I would anticipate a minimum of $32,500 down and maximum $65,000 down depending on lending product chosen.4) Remember you still must furnish and I use $20/ft as a safe estimate to fully outfit an STR property.Best of luck!

I have resources I use to get an estimated idea of that, but always good to hear from someone whos already in the game.

Architecture did a design and well respected contractor estimated the buildout of 4 plex would be an additional ~800k for total project cost of ~1M. it would be ~1.2M for the 7 plex.  

My initial guess would be look at 1 bed 1 bath rentals in the area but is that the best way to estimate?

Depending on your estimate of the ARV and the ability to raise the rent on the 1BR, this looks like a "lendable" deal, IMO. 

Look at before and after pics and real estate listings for a flip and estimate what work they did and what it would cost you.