The $420k replacement property you bought is going to have an adjusted basis of $320k (the $100k profit carried over from the condo you 1031'd).  

When nearly identical commercial properties have vastly different NOI's because of their leases a cap rate is necessary to value the NOI.  

I believe that we will see some value adjustments in the near future, but not a precipitous drop.  

However, absent a mechanism to record such receipt, a three-day delivery period is assumed, meaning that the lender must send out the forms at least six days ahead of the closing.Revised forms will have to be sent out when there is: An APR Increase greater than 1/8 percentA change in the loan, such as fixed rate to adjustableA pre-payment penalty added after the initial disclosurePros The new forms should be easier to understand, convey new information and won't be so overwhelming.Borrowers will have more time to read the documents and ask questions.Borrowers taking an adjustable-rate, balloon or interest-only loan will see best- and worst-case examples disclosing how the payments and rate could change over the loan period.Borrowers are protected from material, undisclosed last-minute changes to the deal.Closings dates may be pushed back.

I am also currently working as a property claims adjuster so I regularly deal with contractors, estimating, and homes that need repair. 

I started like you a couple years ago, if you have no money at all, while you adjust your life style to raise a starting capital, you have the biggest commodity on your side; "TIME".

The benefit of using an open input model like excel is that you can adjust prepayment levels of the loan which if the loan is purchased at a discount will have a direct impact on your IRR.  

Side note: I have refinanced 2x in the past year and on the most recent appraisal at the beginning of spring, my house was appraised at $500K, but one of my tenants at the beginning of the summer purchased a 3 family almost identical in stats to mine for $540K and based on MLS have seen similar values, so that's how I am coming up with the $550K value estimate. 

About your interest in my market: Brazil has entered into a recession and is now fighting against a political crisis, where congress and president can't agree on fiscal adjustments that must be made to "stop the bleed", Not to mention that currency devalued over 50% in the last 18 months (think of inflation in a recession environment), unemployment rise, and interest rate up at 14.25%, hence credit became scarce and expensive.In this light, construction industry, that represents 10% of our GDP, is among the ones that are suffering the most: prices going down, growing unsold inventory (24 months in certain zip codes), etc.

You should then adjust based on how your finishes and updates compare to the rest of your area.