I broke the ice negotiating with buyers on this deal. 

Even turn it into a short-term rental...profits would double, but I want to assume the worst and make the deal as advantageous as possible as is, so that if I can raise the rents, turn it into a short term rental, or even potentially get a variance and either build or sale the extra lot that comes with it, these are icing on the cake.

Only Oregon and my Oregon one is on ice ( you can do that indefinitely in Oregon as long as you take CE each year).. and not 5 days later I got a letter from the regulators in NV. asking me to describe what I was doing and letting me know that a license was required..

So you underwrite conservatively and then if it goes better than that you have icing on the cake.As another investor Brian Burke put  it on a podcast he mentioned (perform to perfection). 

Maybe just put in your lease that Landlord has discretion to remove or replace the garbage disposal (and/or ice maker), that way if you have issues, you can decide whether to keep them or not.  

Or would you prefer a rusty 1990's truck with no muffler ?  

Long Pond, Lake Mascuppic, dont forget not to far from there about an hour to hour/half you have NH - Lake Winnipesauke and surrounding lakes which is a Summer and Winter attraction due to the Summer lodging, boating, Jetski's and the Annual Huge Ice Fishing tournament.

@Jennifer Pauyo I think you struck a nerve🙏🏾🙏🏾  And look a fellow brooklynite.

The emergency fund I highly recommend right now is the one that gets you out of high after an ice storm!

Here's a random example - know a guy that has gone on ice fishing trips in New England for 15 years.