Guys, how do I estimate (well, actually verify my estimates) for the square footage of a fixer upper?

Literally, every word of what you wrote in your post is a giant red flag.

Sounds like you got in at the perfect time.It isn't super common in Indy for entire neighborhoods to blow up with appreciation the way that Irvington and say, Fountain Square have.

That seems like a red flag to me.

When someone comes in with bad credit or other red flags, then I'll run them through the wringer.

I have zero experience with NNN investments so would love any guidance or potential red flags to look for.Ethan 

I’ll also say that I don’t plan for this to be my forever home, but I will likely keep it as a long-term investment (so, I’ll be running numbers both as a house hack and as fully rented).Here are my assumptions -Neighborhood: northwest Akron area (Highland Square/Wallhaven/Northwest Akron)Home price (just an estimate): $140kProperty type: duplex/small multifamilyExpenses -Property taxes: ~$3640/yearHome owner’s insurance: $70/monthWater/sewer/trash: ~$100/unitGas: $76/unitElectricity: $107/unitLawn care/snow removal: $500/yearI realize there are several other expenses to take into consideration (maintenance and repairs, cap ex, property management for when/if the time comes, vacancy, etc.), but I’m most uncertain about the local expenses that I’ve lined out.Also, if there are expenses specific to the area that I’m missing, I’d appreciate the info!

Is anyone aware of any socioeconomic issues in that area that would raise any red flags?

Once you have that figured out you can easily calculate a rough construction budget using the square footage and condition of the property you are trying to value.  

They are inexpensive and easy to get for a project like you mention.As others noted, you can get shut down, red-tagged, and fined.