I guess I'm comparing it to other market driven rates like stock prices.

I'd be interested to hear of other lenders who do both, so I can compare different options.

I was able to obtain data on 10 comparable units over 1000 sq ft.My HOA fee: $979My HOA fee per 1% of common expenses / ownership: $421.22Average HOA per 1% common expenses / ownership: $344.02Lowest HOA per 1% in sample: $216.832 out of the 9 other units were in line with my fees.If my fee was based on the average of these units it would be $799, a significant monthly savings.

I am estimating that this portion (compared to leaving it unfinished basement) will be about 40-50K.

Cap rate, price per unit, comparable sales, gross rent multiplier etc. 

We use at least three “Comparables”, but we prefer to use a couple of more than that.

I currently live in a SFH in New Mexico that I house-hack and after relocating this spring/summer, I would continue to rent it out for 2-3 years then potentially 1031 exchange into another property.I discovered BP after learning about the FI movement which totally changed my life.

@Jason Y.It is only a matter of time that tenant will stop paying completely...I would offer him money for key NOW... that would likely minimize your loss, compare to drag this out

Is there a way to compare values for modular homes vs stick built home comps in the area?

Median house price comparable to that home is around 80-100k.