Depending on levels of finish I would throw $125 (min) per sf for new construction not counting demo. 

Hi All,I was hoping I could find out what the current rules are on this from any mortgage lenders or brokers: If I buy a house with lended private money when can I refinance into a lower interest loan and cash out the private money folks?

My company is a buyer and private lender of lower $ ARV SFR properties throughout the U.S.Wishing you continued success.

@Justin Young, There is no specific debt level that works for or against a 1031 exchange.  

It is a risk management game and I choose to operate within those confines because the "risk" meets my personal level of risk.

Lower price, but will not cash flow as much as this one.

This in turn pushes the prices lower.  

The area is lower income compared to surrounding areas.

The rents are in the lower range from $275-550.  6 of the units are vacant.  

My company is a buyer and private lender on lower ARV $ SFR properties throughout the U.S.Wishing you continued success.