Highly variable but probably $180-$220 a foot

In some cases, I see that the buyer offers a substantially high price on the property to entice the seller, but that price is offered as a balloon payment in 5, 10, or 15 years.

With the higher inventory we are seeing and the rates staying where they are, I think it's a solid time for a buyer to get a deal from a seller that is struggling to get their pricepoint due to too much listing competition and high buyer skepticism. 

But highly recommend.

Still, we would love to open a place with a little bit of everything we love from each venue.It seems to be profitable but we’re not in a place where it makes sense for us (yet) because we’re focused on further building our rental portfolios to be able to comfortably afford the land, building, and equipment we need to operate at a high level.

Being quoted $1500 which seems high. 7.45% rate with 1 point charged. 

Due to high interest rate and almost $10k of property tax, we negative cash flow over $10k in 2023.

This isn't exactly what you are looking for but one tool that we use that helps with ensuring things are done the way we want them, not just that a checkbox gets checked is using video in our walk thrus that can be shared.

This especially true at high leverage (85% in your case). 

(If you would like to track market expectations of rate changes, the FedWatch tool from the CME Group is extremely useful.)However, yields and mortgage rates can be greatly changed by Federal Reserve actions—the real drivers are the policy press releases and press conferences (typically scheduled for the early afternoon, a couple of hours after the publication of the decision).