However, I usually go the conservative route when comping deals (NOT based on speculation or exaggerated predictions).

I know how change impacts real estate is highly speculative, but this is a thought experiment, not investment advice.

Base your decision on numbers and not speculation. 

I can only speculate that he kept responding to cover his butt, but he did not come through with his word.

If they took forbearance (which you can only speculate on) and didn't make a payment for 12 months, their current balance would likely be higher than what the guess from the above paragraph would indicate. 

There's a lot of speculation, too.

Really would like to look see numbers and not have a realtor just speculate or tell me this is a "good" area. 

OP-I'm not gonna speculate on the quotes as the extent of the contamination is unknown and not my area of expertise anyway.If you'd like 2nd opinion, DM me for contractors.

Investing is just another way of speculation.

I would also suggest forcing appreciation to reduce market speculation (property improvements, adding bedrooms, finding ways to increase rent, buying at a discount, etc).Good luck!