you can buy nice 4 plex in our market for this price..Which is precisely why I said SFH

I think that there is no need to over think this nor feel its going to be a precision scientific project.

I have my costs fairly precise and the numbers still look good.

If your loan is low enough, as a lender you don’t have to predict ARV too precisely.

Questioning the broker precisely about what you want to know is something you should get comfortable doing as well.There's no way around it, you need to spend a bit of time on each deal.

Hopefully you can find someone that fits your budget and can explain precisely what you can expect at your price point.

It's a bit like the difference between a "marketing" gigabyte (1,000,000,000 bytes) and a true gigabyte (2^30 or 1,073,741,824 bytes) when talking storage capacity ... not precisely the same, but close enough {though the gap in my analogy is actually larger}.

After that all you need is a couple of precise SQL queries and you'll have what you need. 

Never got a precise answer. 

Sorry, I didn't speak precisely.