If the market value mentioned above is accurate and the “initial” loan balance hasn’t increased by rehab funding, I wrote above that the proceeds are just a couple million after closing costs and commissions.

From my research on Zillow, I'm seeing a duplex that has for about $311 per month in that area so not sure if $42 is the most accurate number for monthly taxes.

Looking for high equity growth areas is a bit of a gamble.

Tax shelter schemes, partnerships with foreign partners and accounts, partnerships with hundreds of members, returns with blatant mistakes, entities in questionable businesses, like gambling, drugs, online video sales, escort services.

I'm not skilled enough at Excel (yet) to create an accurate proforma for this from scratch.Does anyone know of a good resource for a proforma that would fit this?

Anything else is luck and relying on luck is gambling. 

At any rate it is possible, but depending on your appraisal it could be a gamble

Also , I would love to connect with any agents who specialize in STR market in Boston Mass area. airdna is pretty accurate . lenders use it to assess rental comps for short terms rentals when financing a short term rental  I use it for DSCR loans as well; it is accurate yet conservative because it gives you the median 50 percentile for the area based on comps.

If you’re interested in investing here, I’d encourage you to speak with a knowledgeable local real estate professional or lender to get accurate guidance.

I would connect with a local PM who has connections with the HUD programs so you can get the most accurate information and guidance in your market.