With that being said if you did do an exchange a good local agent should be able to help you identify properties

Back in 2020 when the pandemic COVID-19 refi boom started, I made the mistake of trying to broker loans to some of the slow-as-crap cut-rate lenders b/c the working-from-home-nothing-better-to-do consumer demanded it (I don't know your full scenario, I'm just assuming for the sake of discussion that you are getting an unusually good deal in exchange for all the pain they are putting you through), in almost all cases the above math revealed that this was not only financially in error (due to paying interest on the interest rate difference over those several extra months), but on top of that the consumers were NOT happy with their savings, after all the extra time/effort, about 99% of the time (on my end, I don't necessarily want a loan sitting stagnant in my pipeline for 4+ months either, so it's not like I won here either). 

When/if we sell, we'll utilize opportunities such as a 1031 exchange to be able to defer these taxes longer.

Explore your multi- family opportunities and if you find some good ones…sell and do a 1031 exchange.

Okay, that helps, thanks...I've been assuming about $200K/sf, and just wanted to make sure that it's not closer to $400/sf...This isn't an investment (which is why precision isn't very important) -- a friend is planning to buy and renovate his personal residence, and he just wants to know about where his costs will be, to the nearest couple hundred thousand dollars...

@Scott Le you should trust an good brush and learn to angle in with the brush tips when you want to be precise (ceilings, trim, floor). 

She makes $45 in about 45 min, and exchanges and cleans all sheets, towels, etc.

I sold a property back in April and am doing a 1031 exchange.

I would not rely to much on rentometer or zillow for precise numbers.  

Your young and currently exchanging time for money, a good goal is to exchange money for more money and the only way to really do that is through "self education" and associating with others like interests.