However, there is a specific deal Which I find hard to understand the ARV for.It is a Single Family Home, 2 Bedroom 1 Bathroom, 850 SQFT.These two comps have a price gap I find hard to understand, even when considering the difference in renovation level.If anyone knows this market well enough to understand the cause of this difference, and if it might be due to an issue with the location, or if there is anything I am missing.Comp 1 - 1011 Elm Street, Burlington, NC, 27217 (120K)Comp 2 - 1109 Walnut Street, Burlington, NC, 27217 (120K)Comp 3 - 1505 N Park Ave, Burlington, NC, 27217 (180K)Thank you!

Located in Kansas. anyone been through this and/or suggestions on what to do? 

., you may loose legal liability protection in Illinois if you are investing in Illinois with an LLC located in Michigan and you'll be paying taxes to the two states in most cases. 

Knoxville isn't a luxury market. widen the gap and do new construction. find infill plots of land in better locations and have more control. work closely with a builder who Is working with investors. we have flippers who did hundreds of flips then they graduate to new builds and say it's much easier. if you have the balance sheet you'll be fine. budget 20%. new construction commands a 20% premium and is much easier to duplicate Over and over and much less risk. 

Pick 2-4 locations, get no more than about 6 deep in any but no less than 2 deep.

Is it because it's a 2 bedroom or is it because it's in a better location and looks better in online pictures. 

Here you are basically hitting it without needing to manage a property in another location.

How many bedrooms does the property have and in what zip code is it located?

If you have one by your location check them out.

We have many efficincies under management with a ~10% vacancy rate with prices ranging from 485-625 depending on location property quality and amenities.