Determining ARV Comps - What to do when stuck?

[John Christadore]

So I'm working through my analysis of 100 properties, looking for my first deal. Using PropStream to generate leads and filter down comps. However, every so often, I hit a roadblock. When looking for ARV Comps, either there are none in a <.5 mile radius, and if there are, they don't match Bed/Bath.

Bottom line, when determining ARV Comps, I need help on the following.

Scenario 1: I have an ARV comp, <.5 miles, but it has one extra bedroom. Do I just take the price per square foot, multiply that by a decent sized bedroom and subtract that from the sold price for the ARV Comp?

Scenario 2: I have NO ARV comps is less than <.5 miles. But I do have multiple matching square footage, bed/bath, and have had repair work done. But they are 2-5 miles away. Can I still use them when determining my ARV on the subject property?