The leases that I've been involved with for the feds are very specific as to what they will and won't pay, what is needed in the space,; and, most of the leases are gross leases wherein the Landlord has to calculate many unknowns.

I checked Zillow, Rentometer, and the Bigger pockets calculator.

Im a new investor and im deciding whether to calculate ARV with batchleads or trying to do my own estimate with using similar properties in the same zipcode

Here's a bit more in detail about how rates are calculated for DSCR loans:1.

Most of them have no idea how to calculate their return and may not even care.

I dropped one of my properties in a tool from BP for the market rate rental price and realized right away there are things the calculators do not take into account.

Buy when it's right for you and you're ready, take calculated risks, have reserves, and get in when it makes sense for YOU. 

BiggerPockets also has a calculator you can use to analyze deals and I highly recommend you start this as soon as possible, even if you are not ready to buy.

That being said you can get significantly lower rates and fees on a commercial portfolio loan that uses a DSCR calculation along with looking at your global cash flow.

Then you can adjust accordingly.Second, and most importantly, your calculation of cash-on-cash return is incorrect.