Duplex deal, help w/comps please!!

[Gabrielle Simmons]

Looking at acquiring an off market deal in Peoria IL brought to me by a wholesaler friend. I am new to investing so maybe I'm just missing some thing but i have run comps on other properties and come out right on target; this one is just difficult to me. Having issues getting a clear ARV because the comps are all over the board. Please PM if willing to help me out with this one. Thanks in advance! :)