Does current ARV matter more than the numbers?

[Devin Davis]

I have a question. Is ARV always more important than the bottom line numbers?? I’m looking at a duplex and I could be all in around $65k-$70k. I’m out of around $14k of my own cash & the rest financed. Can rent for $700 a side. 10% ROI. Would anyone consider this to be a good deal? The comps would bring the value of this to around $45k. The comps were bought by investors or as-is deals as well that needed repairs. What you guys think on something like this? I feel value wise it should be around $95k ARV but that’s just my opinion.