In this case, can I assume that these two properties which sold recently are more accurate values?

Having accurate figures will enable you to make informed decisions.

On every project I have worked on a site plan is required, the only way to generate an accurate site plan is to base it on a survey.

@Zachary EngenRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder, etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

I would not factor in social security since, if you are in the 35% tax bracket, you are likely already over the social security base.sounds about accurate of 45% to 50%

For newly constructed, purchased or renovated properties and also retroactive generally over the last 10 years, building components are properly classified into individual units of property and accurate recovery periods for computing depreciation deductions.

All about your goal and growth plan, with a Brrrr I would also add an Atleast 10% contingency for your renovation and make sure the ARV is accurate to be able to pull more cashout or pay yourself back the down payment on the refinance.

So they'd loan about 450k if your ARV is 1M (assuming this ARV is accurate), and then you can get a gap lender for the difference (180k plus closing costs/points/etc, holding costs).  

If using accurate underwriting (something close to 50% expense estimate) your costs will be far in excess of your $3k current lodging expense.  

Just not very accurate.