Help analyzing an off market deal in Lakewood Co

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Hi Everyone, 

I am newer to the Denver market, have been mostly doing business in the KC area, but wanting to do more in my backyard. 

I have an off market lead in Lakewood, and need some help analyzing it. I know smaller markets are able to use the 70% rule, and Denver doesn't fit in that. Is that true for all surrounding areas here? What equation should we be using for wholesaling?

Also, when running comps, how far can you truly look out? I typically like to stay on the same street or block, and not cross any major highways. Is that true for all Denver and surrounding neighborhoods? Or can you comp for ARV by going half a mile out?

I really appreciate any info, and excited to expand here in the Denver market. 

Thanks!