It goes against all rules of landlording , but he is a good kid he has always been straight with me .   

I am new to the investing world, did you have a "team" when you went out for your first property or you went straight on without any help?

In the interim they'd already scheduled it with Auction.com for auction (sorry, I wasn't clear -- it's not up for foreclosure auction next week, just straight auction) -- with the holidays they likely haven't told Auction.com that it's under contract.

(It sounds ridiculous, and it is, but I've heard that one straight from the horse's mouth of a local city building department in RI.)My usual advice on that is, make sure the property makes sense on its own, and that you want to do the deal regardless of whether your value-add (subdivide-and-build in this case) strategy works, and then if it happens to work consider that extra/gravy.Another option if you don't get a response here is to investigate RS Means as that's a company that has been around a long time and specifically exists to provide the kind of per-sq-ft building cost you're asking about.

@Brian Eastman, @Justin Windham, @Carl Fischer  Thank you all for setting me straight!  

Reminds me about how parents go straight to the principal at my school when they have a tiny problem with a teacher.  

Obtaining private money for a BRRRR is pretty straight forward, but getting the refinance from a bank might be a bit more challenging. 

Your lender should be able to help you navigate these waters, but if he/she is unable to give you a straight answer or if you would like to go directly to the sources contact the following and explain your situation. 

Just straight information and super friendly atmosphere.AREA Real Estate Investing Group – https://www.meetup.com/realestate-445/ - Meets once per month and is usually well attended

I am in the fortunate situation where my scholarships cover all of my tuition so I will not have much, if any debt after college and could get a 65k/yr job straight out of college.