Rent in this area is high priced and options for SF houses that allow pets are limited, other rentals nearby, location, fenced yard so we could offer pet friendly rental.

What amenities are nearby?

My hesitation on making an offer on the property is that it is in a small town (pop. 440) and provides housing primarily for the renewable wind energy workers that work nearby.

My concern is there is only one private college nearby and I heard rumors that the school only allows seniors and grad students to live off-campus. 

I live nearby and have long term rentals.

I was recently offered a 3 bedroom house for rent in a nearby college town.

I had expected the ARVs were higher than when we estimated them conservatively at purchase since the market continued to rise and good comps popped up nearby, but we never expected the results we got. 

Thanks for the info @Jon KellyAfter reading your reply I checked out the BRRRR calculator after looking around at past transactions with nearby properties, in one case exactly the same building type (just in much better condition), that 90K is just to high for them to ask for.

Yet the value of stockpiled goods, or inventories, declined by a whopping $147.5 billion in the first quarter because companies could not keep up with demand.

The main problem with college student tenants is they usually have friends over the weekend for parties, taking up dozen of parking spaces, so people accustomed to parking in front of their house, like unloading groceries, would have to park blocks away and lug their groceries.I once rented to a family of 4, a house nearby with retired owners,  a older retired couple, rented their 2 extra bedrooms to college students who holds weekend card games, their guests took up all six street parking spaces by my rental every weekend.