I am new, and I hope my choppy explanation offers some help.

@Noah Kellar the only thing that determines ARV is closed sales of similar product in similar geographical area.

Here's a very basic explanation to get your juices flowing:Assume a house costs $200,000 and rents for $1,500.

Both are in a great geographical location about 20 minutes to Dallas on a major road. 

“More valuable homes are likely to cash flow less, if at all, than lower value homes”I hear this repeated a lot and haven’t yet heard or found the explanation.

Quote from @Richard Bechtol: You can utilize a Land Trust in order to avoid the due on sale clause.Hey Richard, Would you mind offering a little explanation or a resource of where I could go to educate myself?

I am focused on a relatively small geographic area.

The receipt is to document that $$$ took place, the signed affidavit articulates what amounts to a verbal contract you entered into regarding special circumstances this month.The way I have to see things in Pennsylvania, if this rental agreement ever falls apart, you'll want to make sure you have the affidavit and the receipt in order in your folder when you go up in front of a judge, and that the affidavit and receipt is clear enough without shorthand or possibly confusing explanations.

In this case, the secret is........and that's my explanation, and I'm sticking to it....and "grumpy"?

I live in a tiny town in Northern California, so I have accepted the fact that I shouldn't limit myself to my geographic location.