As a little background on the property- the home is a legal 2 family, but includes a ~1500sq foot garage with separate gas/electric meters, effectively giving me 3 units.

The large family room has a vaulted ceiling, gas fireplace and sliding doors leading to amazing pergola in fenced in yard.

It also needs gas, water, and electricity (you can skip the gas if you go all electric) and the gas and water supply must be direct connected to the meters.

The gas and electric meters have been removed.

I have a multiunit property (8 units) in NC with central water, gas, electric. 

Cost of new HVAC plus ductwork, including gas/electric lines w/ permits for a row home along with removing radiators you are probably talking 12 to 13k.

I would talk to a gas insert guy (or maybe electric to save money).

If you pay heat they may have a running invoice for oil/ gas the last year or you could call the gas company for an average. 

Almost every deal I see has ARV way too high, rehab way too low...and there can be plenty of other gotchas, like no title insurance....fine until you have a problem....or you find out the comps across the street are in a better school district, or they forgot to tell you about the foundation problem, or that the gas has been turned off by the provider and won't be turned back on until all piping is replaced....or that the sewer lines have collapsed on and on and on.   

The city has cut the electricity line but they are saying I have to pay to kill the gas line.