@Jay Hinrichs You nailed it .

Chimney liner recommended for $2,000We found an additional $2,000 of electrical work was neededOur lender suddenly informed us that there was a cap on seller concession towards closing of 2% of selling price.

The title report on the other hand, as I wrote earlier, probably has a nominal cap on liability for mistakes. 

This is a local property manager and i think he nailed it on the head here. 

Small town, nothing within 8 miles, only shopping center in the town, Street level there is a nail salon on a 5 yr (uses 2 unit spaces), hair salon on a 3 yr, sushi restaurant 5 yr (uses 2 units), real estate office on a 1 year (been there 15 years) massage parlor 1 yr.

Hit the nail on the head when he said it just comes down to fear, whether it’s fear of risk, fear of mistake, or fear of not being able to physically see/touch the property..

Hello Lovely and Helpful BiggerPockets Community,I'm currently looking to nail down my process (website by website, click by click) on analyzing Comps of a subject property so I can get an educated estimated ARV.Can anyone share their process or perhaps point me to an educational video on the best way to go about this?

Everyone seems to have hit the nail here. 

When I nail it down I’ll let you know.

@Brett Baginski hit the nail right on the gead--use this opportunity not only to gain new skills but to gain new contacts.