Great post regarding wholesaling, Ann. In my opinion, you shed a realistic light on a segment of our business subject and really nailed it.
Oscar, I feel for you, buddy. I admire your chutzpah and desire to, 'leave the rat race' and forge your own path. Stay positive and learn, learn, learn! Wholesaling, like other aspects of this business, is difficult. Hell, if it was easy, everybody would be doing it!
The ARV is the most critical aspect to any real estate deal and especially when wholesaling a property, so you need to be very accurate on your comps. I feel you can get accurate estimates of ARV without using the MLS, but you have to know your areas! Neighborhoods and prices can change the moment you turn a corner.
I know MA can have an eclectic mix of properties on any given block, so make sure you are being as accurate as possible when picking comps. Not just square footage and bd/ba comparisons, pay attention to year built, architectural styles, layout (if possible) and construction elements.
Keep striving and stay positive!