In other words, the numbers are what the numbers are and you will never be able to control everything.5th time is a charm!

I have commented on this before on BP.What you will get as an IRR will not be accurate from a either a financial or economic perspective without a solid captialization rate.What many investors call the IRR is actually the ROI or cash on cash assumptions as the 20% mentioned above.Financial ratios must be applied to appropriate circumstances, as the IRR/ERR, ROI, COC, Yield on investment, etc. are not all encompassing.

You have the rustic charm and something that is rare to the buyer/renter you will want to move the property to.Now that being said............

Now, I will say that that 30% only encompasses about a 25 person increase.

I'd go with Adjective (Cozy, charming, hip, etc.) 

I have learned that the Essential places of towns like that do tend to hold their value, being close in, the charm, the funk effect, so it's a little less scary.  

According to the listing "Not a thing to do, this charming cape cod has been completely renovated.

Stated otherwise, is this the kind of property you think would be a smart long-term investment (good location, good bones, charm, etc.)?  

It would definitely be worth it to research and verify the home inspection company before paying and ensure the inspection will be encompassing all major systems and components of the home as $50-$100 is one of the cheapest quotes I've seen in this market.

The guy is very charming.