The closing is suppose to be in mid 2025 but all they are asking for is a 10% deposit upfront that is all (5% if I qualify woth the bond company to put in the other 5%) Closing cost are extremely low comparing to other markets there’s no land transfer cost.

I’m not sure where you’d find an 85% LTV lender as mentioned above, but I’d that exists in the SF market I would sure love to know who’s offering those terms and if the rate/fees are comparable. 

The cold can be hard on properties and cause higher repair expenses compared to properties in California.

Tax affected P/E ratio is 37/.75= 49, we will call it 50 to make the following math easy.Lets compare it against REI. 

Cash flow is pennies on the dollar compared to the cost of the asset, it is more of a defensive measure to ensure you have liquid assets to maintain the property. 

A per door price for a comparable unit is a good option.

The reason I said have a solid plan is so you can get an accurate quote from everyone, compare apples to apples.

My issue is that im having a hard time finding comparables because the house is so unique.

I really like the town, especially compared to say- New Britain.

For example, if a comparable has carpet throughout and they are at a value that's the top of the market, it wouldn't make sense to do LVP throughout the house unless you have other reasons that make sense financially.