That would get you close to a solid guess on the replacement cost. 

Hi Calvin, I looked at that one too as it could be a good deal.It's definitely going to be more than 10k based on the details in the MLS:"Just vacated by tenant; Needs cleaning and the flooring is likely to need replacing throughout; Please be aware there is a STRONG PET ODOR in the house and pet damage in places; One window has broken glass and one shower is not usable; I believe one of the toilets is not functioning as well.

I have bids from 3 contractors so far and am getting big variations between contractor quotes.Wondering what the approximate costs are in Central PA region.1) Roof replacement(including front and back porch roofs) is 22 square ( got quotes ranging from 7,000 to 13,000 $) - how much should I expect to pay2) Flooring -  approx 1700 sq.ft of LVP plank flooring after removing carpet ( from 3600$(material separate)  to 7800$( material included)- how much should I expect to pay 3) The home is grounded to plumbing i think ( its constructed in 1960s). 

Eventually I will replace the windows and do other things but its a working progress.

If your still thinking about the appreciation component of it you should stay in Peel Halton York.. $800k you can find something..You can get in Burlington a rare duplex with basement so 3 units..

He asked if he could find a replacement/sub-let which I agreed was fine, pending my approval.

Working on our due diligence phase now, I already know we need to replace the roof, so going to get some bids on that.

The HVAC was replaced 5 years ago.

A couple of my concerns are spending $$ to replace them and still having a price ceiling because the age of the house.

If store is doing well for location but the whole system has issues that tends to give the lenders much more pause and concern.Check rent rates for that box size to make sure vintage rent in place is replaceable.