I broke the ice negotiating with buyers on this deal. 

Even turn it into a short-term rental...profits would double, but I want to assume the worst and make the deal as advantageous as possible as is, so that if I can raise the rents, turn it into a short term rental, or even potentially get a variance and either build or sale the extra lot that comes with it, these are icing on the cake.

Only Oregon and my Oregon one is on ice ( you can do that indefinitely in Oregon as long as you take CE each year).. and not 5 days later I got a letter from the regulators in NV. asking me to describe what I was doing and letting me know that a license was required..

So you underwrite conservatively and then if it goes better than that you have icing on the cake.As another investor Brian Burke put  it on a podcast he mentioned (perform to perfection). 

Maybe just put in your lease that Landlord has discretion to remove or replace the garbage disposal (and/or ice maker), that way if you have issues, you can decide whether to keep them or not.  

Long Pond, Lake Mascuppic, dont forget not to far from there about an hour to hour/half you have NH - Lake Winnipesauke and surrounding lakes which is a Summer and Winter attraction due to the Summer lodging, boating, Jetski's and the Annual Huge Ice Fishing tournament.

Here's a random example - know a guy that has gone on ice fishing trips in New England for 15 years.

The much needed housing that is planned for the development will be the icing on the cake imo.

But the house has been unoccupied for 4-5 years, is infested with mold, has a lot of structural damage from water and ice due to multiple roof leaks, and the septic system hasn't been used since the previous owner passed way.The property generates a lot of interest... from first time home buyers attracted to the lower price-point.

Michael Q is one heck of a marketeer, he could sell ice to Eskimos in the Arctic.