In 2012, I found and purchased a one acre property with a 2 unit, 3,500 square foot building on it, between a major university and the city’s downtown.

New investor that has some knowledge and decided it's time to shake this analysis paralysis and put one foot in front of the other and take action.

There all over the place from 83$ a square foot to $52 on houses that sold fully remodeled recently.

Even if you can't put the deal together due to lack of financing, having these people see you have a good eye and can bring them good properties to market will get your foot in the door way faster than just calling and asking for them to bring you in or for agents to bring you houses.

A 3-bedroom, 1.5 bathroom 1,054 square foot townhouse condo came on the market recently and it needs quite a bit of rehab. 

Im sure at those prices they were contracting themselves, but was curious if it would be able to have a home built with mid quality for 90-100 Per foot inclusive of everything besides the lot.John, I will definitely keep it in mind and may very well PM you once I am in the process of looking for builders.

That being expensive urban/central city SF at $1200 a foot and up, and ground zero Silicon Valley that is very dependent on lot size, zoning, schools, zip code, etc.  

They are an outlier who will probably shoot themselves in the foot one day.

Replacement Cost (RC) - if location is insured to at least $65/square foot.

Your town is not that big, so I'd suggest getting off on the right foot so to speak and not sell to the D types.