Ali - you might consider finding a new agent - I don't like to speak ill of anyone, but if "your" (and I assume that means you already have a working relationship) agent isn't being responsive to a simple request......find out why, or find a new agent.
If you are trying to make a decision on something as major as making an offer - this is a discussion you should be having WITH your agent, and not having to look for information/comps on your own!
My first thought is that a single family will be your best option in this market. I am guessing that the property is close the village, train and schools making it a desirable location for a single family, especially with its large yard. I am concerned that your estimate of $40K for updating is low, have you had written estimates?
On the 2 family approach, there are no mult-families on the market in Hamilton or Wenham now. There might be a buyer who has been looking for just what you have.
However, without viewing the property, it is hard to provide a more detailed answer. I also live in Hamilton and helping clients for over 25 years. I will be happy to email you a list of recent sales in Hamilton of mult-families and single families. For more information go to my website or give me a call.... more