I am using Padsplit, so they are finding the tenants. 

So in the market that I do not have extensive experience, I am using an agent and making offers on properties on the MLS (realizing I will be purchasing at retail).  

The main structural beam is being replaced so I am using a licensed contractor.  

I am using the platform propstream to assist in my deal analysis, however in doing so I am confused as to why would a property be listed more than what it is actually valued at prior to a rehab being conducted. for example this property is listed for 70,000 but the arv is calculated at being 66,000 but the comps that i ran that sold within the last 6 months had purchase prices of 165,000/ 30,000 / 28,000 / 25,000. and the square footage of the comps are 1,500/ 1,494/ 1,218/ 1,424.

To be honest, 65% of the appraised and 75% of purchase is similar, but the appraised value I am using is more or less a guesstimate at this point.James

As a side note, I am using Onera Group's STR analytics from their free tier (onera-group.com). 

I am used to LTRs which obviously has other potential issues but completely understand your point.

I am using Rochester Homes as they geographically make sense for me and I felt they were a great partner from a quality, service, and design standpoint. 

(water in toilets, tanks, and bowels from leaking sinks) I am using this as a point of negotiation with the seller to get a significant reduction in price due to this.

I am using hard money to purchase, and set up an LLC so I could get the loan.