Plaster, in my neck of the woods and target properties, is always plaster-on-lathe, usually wood, very occasionally metal.

This is a wood-fired fireplace not gas.

Information is so easy to access now and yet colleges sell information at a premium. 

Try to keep with the same kind of wood type so that the grain is the same.

Those fetch a premium rent and stay leased.  

And we install them, ballpark in our neck of the woods - $500 per opening, labor and material.

As such, most investors refinance their adjustable commercial loans as soon as the prepayment premium burns off so they can ensure they have a few years of interest rate protection in case a recession happens in the next couple years.Ultimately, most recoveries begin within a couple years, even with deep downturns like 2008.

@Kenneth Moerschel For new construction there’s a good chance you will be pricing out section 8 tenants as those units command a real premium in the area.

There is often a "buyer's premium", which can ultimately prove to be very expensive as well. 

A couple good suburbs where you will pass the 1% rule are - Harper woods, Roseville, Warren, Eastpointe, Clinton township for east side.