@Paige A.Stock market is rigged as evidenced by this gamestop debacle.

Rural land rig oil field trash is one thing (I used to be oil fied trash so im allowed to say that lol) but a desirable place by the beach, lake, or ski mountain is never going to be even close to that.

For smaller projects, I generally don't calculate out $/sqft. because the rehabs in Philly are pretty cookie cutter.

My problem is that he is using comps based on the county measurements, and I fully believe this mismeasurement on the county side would apply to the comps as well since this is a planned community with cookie cutter layouts.

As you mentioned, the 203k isn't a cookie cutter deal and comes with challenges, but that's honestly what makes it special. 

How do you all think 4 cookie cutter 1,100 Sqft homes would do there?

This is a people business, it's not a cookie cutter assembly line. 

Possibly.In the cookie cutter burbs, I have seen lots of deals around 90% of value.

Know your market, know your financing requirements, there is no cookie cutter system or strategy that works every time everywhere for everyone.

I have done this for many years when I find a high volume successful flipper .. we simply set up a facility for them.. and then cookie cutter it... by the time you pay for fund structure and all that goes with it.. the ease of having a really good capable lender might be easier for you...