Just tell them your story and explain what is going on especially if your income is projected to go up in the coming years compared to the 2 prior.

2 bedroom, 1 bath, townhouse in Reading, Pa.Buying for 13,000.Paying $6500 cash and owner financing remaining $6500 over 2 years at 9% interest ($297 monthly)Comparable houses in area average 15k-30kNeeds about 6k in repairs to get up to comfortable standard.

@Jose CintronThe rent to own business with Sellers or with tenant buyers take some talent and some knowledgeWholesaling is pretty straightforward as far as finding a motivated seller and finding a cash buyer and putting them togetherIf you're assigning lease options I highly recommend you get an RMLO to prequalify your tenant buyers as per the Dodd Frank and the safe actThis way most of your tenant Buyers will get mortgagesThere's also a component of credit improvement to help increase FICO scores if DTI is OKI know Massachusetts really well I grew up in Arlington@Mike Hurney@Shaun ReillyMike and Shaun are been around the block quite a few timesBeing licensed allows you to show houses and market house you do not own to tenant buyers in MassachusettsOnce  you get caught acting as a real estate agent, you get a fine and you get a record against the department of real estate in MassachusettsThen  it's difficult for you to get a licenseIf you want to buy on subject to or wrap mortgage without a license I think you're in the clear because you're acting as a principal and you're getting on titleIf you just get your license and act as a principal you're fine, and also disclose to the seller that you are licensed but acting as a principalIf you want to be hardheaded and do lease options without license, please don't complain when you can not do business in  Massachusetts or Rhode Island or Connecticut or New Hampshire or Vermont, New Englanders talk to each other

I am essentially challenging the concept of straight forward pricing of multifamily via capitalized NOI, specifically because of what you said - things change and fluctuate.

Although they compared it unfavoribly to a duplex next to us that I consider not as nice as ours.  

the internet has changed this a lot compared to what it used to be ..

I'm interested in that area and wondered how you found the rental market as compared to the vacation rental market?

I would try to compare what updates those houses had to what you house looks like.

The shift will begin at some point when my cash flow is comparable.

Would this be a percentage that I would compare or more of a ball park difference between properties?