True private money is going to cost 10-12% plus deal equity which often makes the true percentage 20-22% on your money vs alternative lending which will be around 12-14%.Here to chat if you want some help comping a deal and putting one together. 

However, selling within a year may result in minimal mortgage paydown, given the substantial transaction costs.

If that property drops 5 you now have another $15k to come up with on top of the closing costs on that property.

I have about 10-15k to play with which should be enough to cover closing costs and have a small bit in reserve If I can't find a Tennant.

I would caution and encourage you to look into the general cost of living difference from where you currently live and where you are looking to move.  

However, the high-interest rates are significantly affecting my operational costs.

He has come up through the ranks as a wholesaler, then fix and flip, and now targeting missing middle new construction/development deals.I'm beginning to research GCs/investors that do this type of work, and figured it'd be worth exploring the BP network.If you deal in this area directly, or have a connection I could speak to, that would be much appreciated.At the end of the day I am trying to get round number hard cost estimates on 2-4plex/Townhomes.

If you know the market and where to price your property, a listing agent is really not going to add a lot to the process and will cost you 3%,  Now before I get blasted by agents posting how mush they add to the sale on the listing side, I will say that if you are not familiar with the sales process, maybe you need to pay the 3%. 

*Risks:* There are risks such as unexpected renovation costs, longer holding periods, and market downturns affecting the sale price.

The cost of trash removal is really a big burden on tenants, who in turn make that the landlord’s problem by keeping stuff in the halls, porches, and basements.