@Nicholas Stout S8 rents are set by the number of bedrooms, that's pretty much it.The HUD guides are just that - guides!

.: Following this thread….

BiggerPockets is full of resources designed to help you along your journey, whether you are just getting started or a seasoned investor.

Newbie here...does anyone use it, whats your thoughts?

I am just unsure of best execution. 

Massachusetts has a 5% state LT capital gains tax, but it generally follows the federal exemption rules.If the home was a rental property, the exclusion does not apply, and you may also owe depreciation recapture tax (typically taxed at 25% for federal).

BiggerPockets is full of resources designed to help you along your journey, whether you are just getting started or a seasoned investor.

That makes the investing and property management a LOT easier.  

Insurance challenges are growing nationwide, not just in California.

Just the fact that it's a townhome means there's 1 or 5 or 50 just like it, so I can't picture what could be so unique about it unless the OP is fleecing the seller and he knows it, and the seller has just realized that which is why he doesn't want to sell.