What is the standard when using comparables based on the ARV?

[Vincent Felder]

I'm in Atlanta and other wholesalers are bringing me properties with their ARV. So, I research what they think the ARV is and I'm not seeing what they are seeing. The hard money lenders I use require an appraisal before they back anything. I'm use to going back 3 months of properties sold when I'm looking for comparables, and not exceeding a mile in distance from the subject property. I realize that I may have to go further in distance or going back 6 months when property was sold. Are there any other indicators that I need to use in determining the ARV for a particular property? Example: subject property 80K. ARV: 200k After my research im finding property that sold for 150K or less and sometimes not even that high. It may 100 to 115k. Am I overlooking something? We have areas that are going through major changes, but I can't justify buying the property if the ARV isn't there. So again, am I over looking something that's causing me to not see what they see?