Indiana flippers! Do you use PPSF or how do you calculate ARV

[Thuy Pham-Satrappe]

For those of you doing flips in the North Indiana (and surrounding) areas, do you use ppsf when calculating ARV? I've found comps to be very inconsistent in part because some listing agents will count basement/attic into sf and others will omit it, which can greatly skew the ppsf.

I've also found that even outside of that, the ppsf can vary significantly for similarly renovated properties in the same school district.

Any thoughts or tips?