Anything over 90 days you typically start to see quite a spread over market rates.So if lender takes the risk you pay higher rate.

I think that type of spread buying for 900k-1M and 1.3-1.4M after rehab is very rare nowadays on the MLS, you may need to readjust expectations or do some driving for dollars and contact owners directly.

I also plan on buying them spread apart(maybe 1 year apart) so i do get my process's down.

On a $3,000 rental, I would spread that loss over six months, which means I would charge $500 extra over that six-month period.

Fannie will still do small deals but there is a large increase in spread for deals under $6mm and it pushes rates well into the 4%'s.

My question is, how do I evaluate such a spread in these two metrics?

You don’t seem to have much of a spread between your project cost and ARV, which means that’ll you’ll be leaving a lot of money in the deal upon refinancing.

Stop spreading biased information.

Banks will not loan under $80k per unit or $80k total spread across 3 units. 

Could easily spread that out over a few smaller investments and be more diversified while generating greater returns.