The Structural bracing, lateral loads, snow drift, etc. require a higher safety factors.

Thus far we have been turned down for financing based on a few factors (by hard money lenders):1.

Expenses are all separate, water sewage(I pay) Is factored in expenses.

I wanted to know roughly how much it would cost so that I can factor that into my offer price, but the various plumbing companies weren't willing to give me a range, they probably don't wanna commit before seeing the place, stating that it depends how long the pipes need to be, how they need to seal up the connection to the well, etc. 

Are there any calculators out there to plug in these factors and see an actual spreadsheet of projected ROI? 

Gotcha, well you could always factor the MER lien into your Max Offer and if you don't have to pay it or are able to settle with them, its just icing on the cake.

What have been some major factors or variables that allowed you to scale to a large number?

This isn't the only factor that can affect the feasibility of your plans for the property, but it's a big one.4.

Hi @Cris Mullen and @Alex Uman, The house was not held for rental, investment or business use, so you will not qualify for 1031 Exchange treatment. 

I factored in misc. repairs and pest control but used 3.5% for the rate putting 20% down.