I did not take advantage of or lie to any seller/owner as the owner was always a bank (institution) and the reason they owned it in the first place was out of greed giving a loan to someone who likely could not have afforded it under normal lending criteria today.In all cases in which I purchased from a wholesaler or was presented a deal from a wholesaler, never did I ever get an accurate rehab number (I would consider anything in the ballpark of 10% as accurate), I never got a true exit value (I was always given a pipe dream or best case scenario on the value), the comps used - 80% of the time, there were comps that were not actually comps (comparing a 1500 sf 3+2 with a 2500sf 4+3 as an example, or a comp in a completely higher end neighborhood even though it was within a 1/2 mile). 

You also need to see what other comparable properties in your area are providing and at what price point. 

But you can start by looking at what is on the market on Loopnet and compare them to your property.

Learn housing metrics such as, average SFH sales price, average vacany rate, lease comparables for different properties/subdivisions.

Picture ranch style home with private or semi-private rooms.With regard to COVID, I think these would be more desirable and less of a risk compared to big box facilities where there are 100+ residents and staff coming in and out of the facilities on a daily basis.  

Unfortunately I don't know too much about Sullivan County so I won't continue to compare.1.

When comparing sell or hold options, what formulas are most helpful?

The only other stuff I would suggest is to compare at least 2 different lenders, and even if you are not "ready to buy" now.

If you get a property management team that can handle some of that different work really helps, but you really need to do your research on this as it is harder to find these as well compared to some west coast and more east coast cities. 

The prior owner put the sink in "for women, so that way they have their own privacy compared to the shared bathroom"...