I was going to obtain estimates to get it fixed, but before I got to it, passed by the property and noticed the gutters are all straightened out.

The property itself has an ARV of 540k on a low estimate (last sale of this model was 667k, but since then our market has cooled down and the 540k is taking an average of sales over the year for a margin of error).We are looking to acquire the property at 315k, with 85k in necessary renovation. 

This has been approved by the council etc, and I now have a class C quote of around $300k for the new build, including 10k for the foundation work.I estimate I will be able to rent this two bedroom standalone for around $1800-$2000 per month.I need to write a business case to present to the bank to get financing and so I need to figure out ROI etc.This is in a very desirable town with 0% vacancy.Any advice on how to get the refinance and what to include in my proposal to the bank?

A better question for estimating the future property tax expense, does the county use this year's purchase price to re-set the assessed value, or does the value carry over from last year's county assessment?

What are the estimated rents that I can collect?

Happy to provide you with averages for vacancy, what I use for maintenance, taxes, insurance and can even send you some videos on how to best estimate rent rate here haha! 

So the upside is a bit larger initially for a sale versus cash out refi.With refi, payment would come out to roughly $750/mo for mortgage, and estimated rent payment at $1100.PM comes highly recommended, well known to business acquaintances and family.Re: 1031, we already would have someone lined up in TX, if we decided to go that route.  

I honestly do not have firm numbers  for building out the downstairs for rental but my estimate based on experience would be around 75-100k  depending how much work I did myself.  

I'd rather have an 80% LTV 30yr fixed conventional than a 50% LTV HML or toxic neg am, commercial, private or seller-financing not conveyed to you properly.Reserves, in general I carry 3 months debt service plus estimated repairs and cap ex for the year. 

Buying a property is the easy part.Seasoned investors sometimes make errors on renovation cost estimates, myself included.