Understand that your play is at the very top of the speculative scale and that you are at high risk of losing your investment.You've been warned and good luck!

And after a large rehab I ended up with enough equity in it to refinance it an pay off all of the cost to rehab and then some with equity left in it as well so that I have no PMI to pay for either house.

Repeat siad flipping houses 40 timesHire help to scale your business and be sure to call them "The Help"Find me, and thank me after you get filthy (rich)We shall wipe butts with benhamins together, on youtube

Regarding your ranges and #'s - yeah I would say those are generally plausible, but Birmingham is a street-by-street market with large variances even within the same neighborhood.

For the average joe, our money is deposited in the large banks.

@Tony Kim I am not sure  how much gain you are deferring through the 1031 but if you have to to QOZ you may still have a large tax bill. 

There is a company (Company A) with 200+ employees that just sold their real estate to another large company (B).

@Roberto Torres is working with a Single Family Residence ( a very large  SFR) which he may be able to get 80% LTV.  

This is one of the main draws of commercial real estate investing, and some high net worth individuals purposely invest in large deals that accelerate depreciation so that they can shelter all their income.

Big difference between SFH and large multifamily - night and day.No serious listing broker is going to want to split their commission.