I was thinking about dividing the utility bills based on square footage.

The engineer also said that the cost to put 4600 lineal feet the street,curb and gutter would cost $2,070,000 ($450 lineal feet).

That makes it about $250 per square foot in cost. 

These people rent are paid by DHS so imagine having a 15-20 unit building you dont have to worry about vacancy because as soon someone get back on their feet move out the shelter they have a long list of people wating for that same apt and you dont have to worry about rent this is not  section8 these people have no jobs and no way to pay you your rent comes straight from DHS

It is more about square footage, schools, vacancies, number of beds/baths, location vs caps.

He was also very impressed by our "professional approach and presentation," which I attribute squarely to the great advice from the folks on this thread, as we've never done a deal like this, either a rehab/resale, or outside of our agent and MLS. 

Haha I won't be mad at you but you may get a call at 3am on a Sunday from me saying "Rob, my stock is at 27 cents, my feet be cold."

I'm beginning to get my feet wet in mobile home buying and selling in Minneapolis, St.

Maybe once I get my feet wet I'll think about handling management but for now I want to keep things as low maintenance as humanly possible.

Keep in mind that this is the first pro-forma that I've created and is probably quite a bit off the mark:TOTAL HARD COSTS Ground Floor – 13,736 ft2 x $210/ft2 = $2,884,560Second to Fourth Floors – 30,849 ft2 x $135/ft2 = $4,164,615Sub Total - $7,049,175.0010% Contingency - $704,917.00Total Hard Costs - $7,754,092.00ESTIMATED TOTAL PROJECT COST FOR STICK-BUILT OPTIONLand cost - $5,000,000 Soft costs - $ 775,409.00 - ($17.39 per square foot)Hard costs - $7,754,092.00 ($173.95 per square foot)TOTAL PROJECT COST FOR STICK-BUILT (INCLUDING LAND) - $ 13,529,501.000MODULAR SAVES APPROXIMATELY 20% ON OVERALL COST.TOTAL PROJECT COST FOR MODULAR (INCLUDING LAND) - $ 11,829,501.000PROJECT VALUETotal saleable area = 29,000sfTotal value of units + retail space = 29,000sf x $550 per square foot = $15,950,000Total potential profit = $15,950,000 - $11,829,501 = $4,120,499.00I would like to know if I am way off the mark, or close with my estimates.