@Adam Sporinsky I would argue ARV is a reflection of market value, not current building costs for most markets.  

Average home prices in your area will also reflect your potential earnings as well as the agreement with your broker for your compensation % of commissions.

At a minimum if you look further into this, make sure your price reflects all of that and seller carry terms would be good to have here which it sounds like you can get. 

Their credit score might not be an accurate reflection of their current situation.

You are calling about the sale of their house... and can create scripts to reflect that. 

The owner is pretty much stuck, the use of the property is very limited and the lack of financing alternatives drives marketability down as it is also reflected in the value.

At this  Time you're supposed to update the disclosure to reflect that finding   I would not be keen on the idea of a buyer bringing in somebody that's not being paid as a professional to make suggestions that may not be all that accurate.  

The Jersey Shore market has shown positive signs of growth through 2015.As of now, Jersey Shore prices are 29 percent below the previous peak, which makes now a great time to buy.Hurricane Sandy created an opportunity to update, and new construction reflects the lessons learned from that disaster.The real estate market on the Jersey Shore is continuing to show positive signs through 2015.

That being said, if they are just running away and using the security deposit as the last months rent then that shows their character and will reflect their attitude going forward.

hopefully all have a peaceful and happy time. take this time to spend with Family and plan for yours and their future. reflect on the past, improve on the future.