With this being my first property rehab, ideally I'd like to swing the BRRRR method.I personally think 3 garages is overkill and not sure it would get me any more cash flow as a rental, whereas converting that 1 car side of the garage (it's closest and connected to the rest of the house) into another bedroom puts me in a new ballpark with it being a 3bd/2ba unit. 

It bothers me that even the closest church going friends would pull something like that. 

That will be the closest answer you will get outside of hiring a CPA.

Sometimes the walkthrough confirms, sometimes it convinces them not to buy, the 360 views give the closest thing next to being there in person.

Matt, I haven't been to this group personally, but it looks like the South Shore REIA is still active and has an upcoming meeting in Wareham April 5th.I have personally been to and can recommend both the Black Diamond REI and RI Real Estate Investment Group but they are a bit farther afield than the areas you mentioned - I think the Wareham group is probably closest based on a quick web search.Good luck and I hope you make some good connections whichever group(s) you attend!

The closest I could find was a SFH with a detached guest house (<500 sq ft and currently rented).  

The closest REI meets are in Charleston so I plan on attending those that I can since I work full-time as a nurse.

By definition the lowest price is the closest (discernible) way to the deal.

The closest large market would be Knoxville (which is 30 minutes away), cap rates there are hovering around 7.5%.

Otherwise get the freshest comps that are closest in location, that most closely resemble your property and make adjustments as necessary to make them as alike as possible.