If $272k is too high for your investment return requirement, figure out what is right for you and offer that (or maybe a little lower, depending on your negotiating technique).Good luck!

Doing it safely will require time, effort and education. 

I don't have Comp 1, Comp 2, Comp 3) that I felt were most similar (using J Scotts comp. technique).

Is it safe to give the address out to other would-be buyers, or do I have to keep everything secret until my client signs it over to me on paper?  

I am not expert, and I am sure there are plenty that would have something to say about this... but essentially I decided to take a long term stance for my first investment, that's more on the safe side. 

Explore alternative framing techniques/materials to the traditional stick framing that may be cheaper or provide better value over time given the high lumber costs (ICFs?

As an example, if the operator assumes that rents are going to go up 5% per year without any added value, it’s safe to assume that the expenses will also go up at a proportionate amount.

Is there a way to take out the tile and safe the plasterboard, or would it be better just to gut it all and install new drywall and tiles around the shower?

The base creates a steady market of renters with solid and safe incomes.

The loan amount on the property was way less than the appraised value so I figured it was a 'relatively' safe bet.