How to evaluate a ARV?

[Jesse Simpson]

I've been reaching to to realtors and having them pull Comparable comps. However, the lists I'm getting back are in about the same shape as the one I'm looking at buying. This isn't helping me evaluate what the ARV will be? The BP Pod casts talk about sharing these with your property managers and getting their opinions. I'm new, I don't have a property manager yet. What other avenues are there? I don't want to spend too much in a BRRRR project, when I won't be able to pull anything out when refinancing.