I'm a REALTOR and know that this is exactly why so many REALTORS fail: don't count your chickens until they hatch.

I know I know I deserve to be spanked with a plucked chicken!

Not all states but most.. and of course there are all sorts of mavericks doing it illegally throughout the US...As for a recommendation Try Joe Watkins at Bravo group he was my TWH partner we sold our Atlanta inventory last june he manages about 700 SFR's he comes from a corparatge background "chick fi lay " thats a chicken outfit for those that don't know..

I work mostly in DePue, so I think I have some decent info:2bd/1 bath, 1 story, 2 car garage, no basement in Oakbrook subdivision- Currently getting 550, will probably bump to 600 next tenant3bd/1.5 bath, 2 story, street parking, full unfurnished basement downtown- Recently priced to 600, seems to draw lower quality clientele though3bd/2 bath, 2 story, 1 car garage (larger than the other two), full basement, near the lake-rented for 650 and have been able to maintain a family for the last couple of years in it, feel like I could get more4bd/2 bath, 2 story, 1 car garage 2.5k square feet, full basement, just rented after only a week of advertising on facebook and craigslist, with a number of well qualified (for this area) applicants, 800 dollar rent, originally I wanted to go for 900, but the wife wasn't optimistic and I chickened. 

Would a restaurant stay in business if they sold a T-bone steak for the price of a grilled chicken sandwich?

It's really a game of chicken with the tenants.

It is close to a large chicken processing plant.

We're not "spring chickens" anymore, so I don't know if we'll add any properties, or just rent this one until the time looks right to sell it.

Depending on who you decide to get financing from, you don't necessarily need to wait for seasoning if you buy a fully renovated property for cash and then cash-out refi it.The ARV idea is always based on the fact that you can renovate for a low amount and get more than you invested in the reno when the finished property is appraised.I am always wary (call me chicken) and rather buy a fully renovated property from a turnkey provider, so I am not taking that risk. 

There are no 440 SF SFH comps so it's a bit like the chicken and the egg.