I likely would take a safe approach in my underwriting and value it with the quads then subtract 15% off the total.  

Only place I felt "safe" in CA was on base.

Also don't forget you get to add team members which I hope is safe to say you have given the amount of doors you own.

., your tenant stops paying, you're still in a relatively safe position.

Ft)For ARV, it is best to have an experienced real estate agent find comps for you to determine a safe number to work off of. 

I like to look for locations that are good, and that I’d feel safe and comfortable living in if I was a single woman with a couple of kids.

its highly risky for most mom and pops to sell on sub to.. and its simply not a way for those without substantial wherewithal to buy property and keep the seller safe..

Their solution was for me to take over ownership of not one but five homes from Jeff's portfolio, all of which I had sold him and subsequently leased.Despite my being patently unfinanceable, the bank president placed a bet on me because I knew the homes, I knew the tenants, I knew what I was doing, and I was rabidly hungry.

To be safe, if you build a closet in the room in question,  you won't ever have to explain to your appraiser, and to every potential tenant walking through your property why one of your "bedrooms" doesn't have a closet!  

I would bet the solution lies in your answers to those last three questions.