What to do when comps can't be found for a valid appraisal?

[Brian Nordman]

I'm currently in the process of trying to get a deal done one a duplex. I've been in talks with both a lender as well as a broker about the property. The lender informed me they would need three comparable properties to base the appraisal off of that have sold in the last 6 to 12 months in order for the loan to go through. If these three properties cannot be found the loan will not happen. Being in a small town there are not many properties similar to this one let alone ones that have sold in the last 6 to 12 months. If the broker cannot find me enough comparable properties what is recommended that I do? Can condos be used as comps for a duplex? Any help is appreciated!