I'd also suggest running some for-rent ads, to see what type of response you get.It's notoriously difficult to accurately predict ARV on these types of properties, because they're so niche, and the market for them is usually completely different than the market for more standard properties...For instance, a lot of lenders won't provide a mortgage on a property for less than $100k--and if that's the case in your area, that would mean that the only potential buyers for the property are cash buyers, which makes selling the property more difficult.  

Since 2014 when we first started turnkey here, PM’s have been notoriously known to nickel and dime to death.

The "cattle call" wholesalers are notorious for bad comps, repair numbers, arvs, etc.

As for post-subdivision value of land there is essentially no other comparables and the area is notorious for the inability to rezone.

The standard court process for enforcement is notorious to take forever, and given the history I doubt anything will ever change with them.

So far Milwaukee is still prety reasonable.Rates are notoriously hard to predict, but in historical context we are now about average.

With that said, installing a new bathroom or kitchen sink is increasingly expensive and on the coast (or any rural-ish location) contractors are notoriously unreliable..let's be honest, remodeling is always trouble.  

.- it’s fairly common for foreigners to pay the IRS by check as it’s notoriously difficult for them to open US bank accounts after the patriot act regulations.

Then there's US Government Survey work which is notoriously inaccurate. 

I live in the Bay Area, home to notoriously high property values (depending on the location, a property may run you over 1 million for a 3bd2ba).