As a lender, you can hopefully then decide if the borrower is either too optimistic or right on target.

I'm not optimistic we will get what we need out of it, so renting may become the best option again. 

It's arguably optimistic depending on how you bought the property. 

I would like to educate renters and Eudaly but I am not optimistic. 

. :) personally I'm less optimistic.

If I go too high on these the numbers don't work out on the houses, but I don't want to get into a bad deal if I'm being too optimistic.

I should add that this house last sold for $80k in 2002...the ARV is based on the 3 recent comps (past 12 months), but I think it should be worth $60-$80k in a few years...that might be optimistic, but it is my hunch based on the area and what prices have done in neighboring communities.

I'm not optimistic that $20M will happen, but $5M seems feasible.  

Some agents have a very optimistic opinion about selling prices.

Maybe I was looking at the situation from a purely optimistic view but from what I can tell there are many recent graduates and young families who move into the area every year in the spring-time as well.