Calculating ARV without constantly asking realtor

[Matthew Sloan]

Good afternoon everyone,

When analyzing deals, I'm having trouble getting a true ARV on properties. What is the best way to determine an ARV without having to refer to my realtor for each property I analyze or without having access to the MLS for recently sold prices? In my market, it seems properties are roughly the same price whether updated or not and there is not a pricing gap between updated and outdated properties. Is this just how it goes when the market is hot with everyone asking more than the property is worth?