The house could use many other upgrades to be in optimal condition (new garage door, new electric installation, paint, a modern kitchen remodel, etc.)The house is big for just two people.

.* Design/style - certain neighborhoods may show preferences for specific home styles/designs, I have some markets near me where Craftsman (arts and crafts) style houses are highly desirable and command a premium, I also have seen many relatively recent new builds and rehabs which are modern style and are getting premiums based on that.

A craftsman area will use different colors than a more modern area. 

For example - a 3 bedroom 1 bath: yes, granite counter tops and stainless appliances, miiight get you $1000.Some of the best ROI updates to choose from to still get $900-$1000 - Kitchen Counter top (If in poor condition and absolutely needed) - Modern Kitchen cabinet/drawer Hardware - Paint Kitchen Cabinets - Kitchen sink/faucet (modern)- Appliances: Discretionary: White, Black or stainless and clean = fine.

I would be able to refinance the house with a commercial lender portfolio loan, but my preference would be to get more favorable financing through this lady, plus she can earn some extra return on her money.  

A 100 year old structure with an original brick foundation and knob & tube wiring will cost more to insure than a 20 year old structure that has a modern foundation and modern electrical, so with that in mind obviously you can't just multiply the purchase price by a % and get an accurate number. 

By hand-picking comps using her filter of "distinct marketability"/personal opinion rather than modern industry best practices, she ended up being off $500k/33%. 

Me and the lady are looking to get our first property up in arrowhead.

If you want it 75 upstairs, be prepared for it being 65 downstairs.....and a huge bill.....In an older house, the laws of physics and thermodynamics are even more a factor since the house was not build with modern technique and technology....short of a huge remodel to do that, it is what it is.....Fans and a window unit.......Get exact written details from the HVAC company....DO NOT rely on what the tenant says.....

About 3 years ago I was looking at a house that a bank was trying to sell me, and a neighbor lady about 70-75 years old came out on her porch with a 22 rifle.