One unique way of estimation is to consider one major repair only (Roof or HVAC, which tend to be a high cost when compared to other fixes) that is needed for the property you are looking at. 

My bank was previously a community bank, but was bought out a couple of years ago by a large regional multi-state bank.

What is your unique proposition? 

The Business recognizes that The Consultant has and will have the following information:- Prices- Costs- Future plans- Business affairsand other proprietary information (collectively, "Information") which are valuable, special and unique assets of the Seller and/or the Buyer and need to be protected from improper disclosure.

UNIQUE CITY HOME - Used to be a warehouse.HI-TECH/CONTEMPORARY - Lots of steel shelving with little holes - thekind your dad used to store tools on in the basement.DARING DESIGN - Still a warehouse.COMPLETELY UPDATED - Avocado dishwasher and harvest gold carpeting or vice versa.SOPHISTICATED - Black walls and no windows.

Hence a name that is unique and not already taken.

Rated by Health magazine #1 "fattest region in the country" .

Try calling smaller banks and credit unions in your region and see what they offer.

This is just about small regional bank financing.

You can also find ways to find and source unique properties such as distressed properties that may be able to structure creative purchase terms that typical listings would not be able to structure for you.