PSF does not do a great job of going apples to apples on houses that need completely different repair scopes.Pick up J Scott's book, or "National Repair and Remodel Estimator 2015" big book to learn what materials should be costing you.

Make sure you are trying to compare apples to apples.

If it is some kind of big deal like it is an old metal barn eyesore on a downtown city block undergoing revitalization and you're going to build a $10mil apartment building on it, if you can get the land...hey hey maybe the powers that be might negotiate something with you, with perhaps a promise you won't fight value for 10 years or something like that. 

Thanks @Jaren Barnes.

I would say, @Ian Barnes would be able to do it for $50-$55 dollars a sg ft, your will be higher so plan accordingly.

I want a good tenant who has a lot of options but chooses me and my place because they like it the best.Have owned rentals for 40+ yearsaverage stay is 5 yearsI offer ammenities they can get almost no where else such as horse barn and acerage  That is how all my rentals are But maybe you know betterI’m always willing to learn so how do you do it? 

I also have zero tolerance for guns, drugs and violence in properties I manage but I understand bystanders and collateral damage caused by the same bad apples.  

The phone "app" is for APPLE users only.

@Aaron LawsonThe best advice is to shop a few brokers in your market, and compare apples to apples.  

In a couple weeks when you clear that check and their damage deposit bounces at their new place that might really upset the apple cart.