This alone may sway your opinion.Third, No one has a crystal ball to know how the appreciation will be going forward. 

It has original hardwood floors and tile in the kitchen with original "crystal" door knobs.Maybe I'm overthinking it but either way I'm looking for your advice!

Not only in those specific areas there will continue to be growth but also the South Roanoke City side of the hospital which is already a high value, high dollar area as is over by the Crystal Spring area.

I know there isn't a crystal ball to see what the market will do, but use the last 5 years as a reference. 

I want to be crystal clear.  

You should crystal clear that marketing is your #1 job in real estate investing so get really good at marketing. 

Make sure you show them why the SFR is only worth 65K, and be crystal clear about it. 

Make crystal clear that you are not hiring them so they do not play games.

Then there's a crystal clear paper trail on your tax return that the house is not your primary residence. 

While nobody has a crystal ball, I think that having deep knowledge on a market and strong local relationships in that market are some of the most effective ways to attempt to predict the future of the market.