There is financial benefit in keeping quality tenants, reducing tenant turn over, and having multiple tenant applications to choose the best tenant.  

When I use software to figure comps, I really can't find much to hang my hat on as far as getting an ARV as within .5 or 1.0 miles, there are little if not zero recent sales. 

Michael says that it becomes part of the 3-tier application of the payments received by my former tenants.

Quote from @Andy Ramos: It is not illegal, but it is unreasonable.The leasing fee covers all the work associated with moving the old tenant out, supervising the turnover, marketing, screening applicants, getting them under contract, moving them in, etc.

I want to feel more confident in my numbers and wanted to check with everyone and ask what strategies and software you use for calculating ARV based off of comps.

I think at that price point the temptation is too great to accept the first applicant.  

Software takes care of the rest. 

You might consider using accounting software tailored for real estate investors, which can help streamline the process and keep everything organized.

It is the mostpopular software in the industry and all CPAs know how to navigate it which isnice.

I know you're asking about 75% LTV and non-owner occupying so perhaps this is not that applicable, but considering a househack might not be out of the question.