The sqft of the house is even bigger then the houses that sold for 300k so how do I determine my ARV when I couldn’t get really accurate comps?

We don't go with first come, first serve because we would rather have tenants take the time necessary to thoughtfully and accurately complete the application.

In closing, before reaching out to potential lending sources it's important to understand and respect their tolerance for risk by painstakingly projecting, accounting for and presenting all costs as accurately as possible.

Good deal flow (you should ask them how many deals they sold in the past 6 months)List deals that meet your specific investment criteriaResponsiveTrustworthy (for example, offering memorandum is accurate, rental comps are accurate)Offers connections to other real estate professionals (e.g., mortgage brokers, property management, etc.)Open book: allows you to ask questions about their current and past listings

Question: I want to offer a lesser price, how do I get that market valuation on the lower price, as I believe it more accurately reflects the market?

Bottom-line, if you ran your numbers thru the calculator with accurate projections as a rental (not as a owner-occupant) and show negative cash flow, I would avoid ithe properties in questions and keep grinding. 

I'm not really sure what I should be asking and what kind of questions I can count on him to give me an accurate number on.

I also gambled on very bad section 8 and lost thousands.

We pride ourselves in our trustworthy process and accurate pro-formas.

Driving the neighborhood is an easy way to do this... if you see a bunch of dumpsters in driveways and on the street where renovations and new builds are happening it is pretty safe to say that area is hot.Here are a few links that may be helpful:https://destinationgno.com/https://www.nola.com/neighborhoods/2015/04/new_orl...https://www.nola.com/300/2017/07/where_yat_good_qu...This one is meant to be funny, but it is actually fairly accurate:  https://judgmentalmaps.com/post/98323841965/neworl...https://nola.curbed.com/maps/new-orleans-neighborh...https://www.neighborhoodscout.com/la/new-orleans/r...https://realestate.nola.com/realestate-news/2018/0...https://www.theadvocate.com/new_orleans/news/artic...https://crime-heatmap.herokuapp.com/Good luck and happy investing!