I estimated a full gut to be safe.

@Brian Flint If you want to live there and you don't mind that you're paying full ARV, then it could be fine.

Someone probably forgot to check one of those boxes, humans are humans.

assuming your doing a full rehab by the costs

(this may not be possible since I may not be able to sell all properties in time to use the full $1M in a 1031 exchange at once).  

I've seen a couple of properties in Springfield especially with a sign from the county, something along the lines of "this property is an environmental hazard due to lead, unsafe for human occupancy, especially for children under the age of 6 and pregnant women..."

I'm an aspiring real estate investor with the ultimate goal to one day own an apartment complex and live my life with full financial freedom.   

We had a great experience with Crown Services on a full basement rehab. 

weve been together 5 years and have 2 children but one never knows what could happen. we are just trying to get as many 3 families as possible for now and hopefully be able to have 1 or 2 of our wives not have to work full time then save up and try a flip or two with an 'expert' investor friend we have.

Sounds like you will have your hands full with this tenant.