When I pull comps, I use nearby and recently sold ( within 3-6 months ) properties with similar or matching bed and bath count, and as close to the same sq. footage as possible.

Cash flow like this is usually D to D- areas, rough tenancies, and a groundswell of cap ex after you close and hit winter in Buffalo.

Not to mention it's 70 miles away and the stress/sleepless nights. 5k and a free property?

So you’d have maybe $335k in equity left and a loan for $665k. 

Here's an example of a home with balanced light, good angles, and a wide-angle lens that shows more of each room: https://www.zillow.com/homedetails/3057-N-Azure-Ave-Fayettev...It would help to take some free lessons on how to shoot real estate.

Knocking off $4k for that additional bathroom let's say it's $170k ARV, looking at this for a flip and using the 75% formula and a $120k buy price that only leaves $7500 for a reno budget - I'm no expert but I'm pretty sure it'll take more than that! 

Ive done all my research (plans, permits, contractors, etc) and feel like it's a no brainer and a fairly streamlined approval process in my area.

Close proximity to NYC, the nearby state park, and a destination by itself for certain people.

@Kent FordI agree with @Ryan Konen regarding areas like San Antonio’s outskirts, parts of Fort Worth, and growing cities like Tyler and Lubbock, which are becoming popular due to relative affordability and job growth.We will see an interest in smaller metro areas where prices are more accessible and a surge in new construction aimed at entry-level buyers.

For partnerships, make sure to have clear roles and a written agreement to avoid issues.With student housing, focus on durable renovations and solid lease agreements to handle turnover.