Example:  Using your numbers.$310,000 ARV x 70 % = $217,000 (All-in Cost Target)- $76,950 Rehab estimate = $140,050- $6,000 Holding costs (my standard estimate) = $134,050- $7,800 Closing costs (Purchase & Refinance) = $126,250$126,250 is my MAO.  

Obviously when it comes time to jump in, I'll have to update with actual numbers, particularly as some of these would require commercial loans.I'd be grateful for any feedback on how I've assembled the spreadsheet in terms of things I may be missing, over or under estimating, etc. 

Rehab estimate for both?

.$1063.00. 13%Less payments (PITI) of new property + debts ( if owner occupied can’t be over 45-49% depending on lender)$3854 + $1063 = $4917. 58% (over the ratio)I can add to my gross income 100% of projected rents for owner occupied unit and the 3 units rented at appraisers estimates of $1500 x 3 = $4500/month Then calculate my debts and new PITI against that income.$8500 + $4500 = $13,000New ratios = 8% and 38%For Investor owned...I can tuse 75% of the appraisers rental value for all four units - $1500 x 4 = $6000 in gross rents x 75% =$4500 Less PITI PITI = $3952.00Cash flow (if any left over that number can go to my gross income for qualifying.)$4500 - $3952= $548.00 And the PITI does not count any further for the 45% ratio since it is deducted from $4500 already. 

@Luis Marcelino I manage multimillion dollar capital construction projects, so using an architect, engineer and professional construction cost estimator is standard.

Chances are, there are others in real estate who'd love to be a part of such a group.

I need an accurate estimate of what absolutely has to be done just to stabilize and get in rentable or livable condition.  

I am having a hard time estimating which approach is best and/or which approach would get to me my goal of having an owner occupied property quicker?

You can have a good initial estimate.

Chance, it was easy because where I live there isn't enough housing for renters.