@Keith WeissAs far as if there are few comps you need to make additional adjustments.

(Adjust or Pivot as necessary as I move forward, nothing is static.)There is a heap of information out there, devour as much as possible from as many sources as possible!

You are correct that dollars in 2009 is different than today, adjusted for inflation.

To be specific, my subject property has a brick fireplace but none of my comps have a fireplace so how much should I adjust my comp values based on this?

They may be mass adjusting the properties in the area, but the municipality/ neighborhood will move together proportionally.

Much more accurate than randomly grabbing at properties today and asking "will it" be good, fact is no one in Mpls market can say for sure 100%, it's just more so that those of us who have worked this market for a long time have a certain gut-feel for the area, short term market fluctuations don't bother us, we "know" the area/market and are ready to take that risk and roll with the punches, adjust on the fly, turn lemons into fruit punch freezies, lol. 

Instead, you need to speak with property managers with rentals in the neighborhood you are considering and ask them what actual rents they are getting when they fill a vacancy.Market rent will be whatever it actually is; you don't need to make any COVID-19 adjustments, by definition.

I'm going to work toward building a relationship with Mike as soon as it's diplomatic for me to adjust my current set up. 

In fact, the risk adjusted return (return per unit of risk, typically measured in standard deviation) would probably be significantly higher than that of holding gold.

Vacancy adjusted price to rent ratios are ideal in Kansas City.