Most wholesalers 65% of the ARV then subtract repairs needed then subtract the amount you are charging as a fee.

(Subtract delinquent taxes from his/her asking price) You can do this via hard money lenders and still turn a profit when you wholesale, however, you will be doing a double closing as opposed to a simultaneous close.

Will Gaston   you may be able to put them on a builders risk policy.. my builders risk you just add and subtract properties monthly by filling out a simple form...

Then you need to subtract you profit/fee to find your Offer Price.

But for the differences that arise in each property (ie. a porch, updated kitchen, pool, etc.) how do you know what to add/subtract in order to come up with an accurate comp?

Subtract the following from my expected monthly rents:TaxesSewer and WaterTrashHeat/UtilitiesHOACap Ex and Ops (my personal minimum is $150/roof/month)InsuranceMgmt Fee - as a % (general consensus here on BP is 10%. include it even if you think you are going to self manage)Vacancy- as a %. (8% represents 1 vacant month/unit/year)My basic returns must be at least $100/door cash floor and 15% Cash on Cash return to continue.Once that is done I determine the "headache" level.  

If you subtracted about 250 from your CF (REFI PMTS), you would now be getting only 350/month, 3500/month for 10 houses, and 42,000/year, but...it would only take you 5 years (not 50), and it wouldn't cost you anything (not $500k)...since you kept using the same money over and over again, then refi'd it out at the last house.The power of leverage, and the speed of money.Joe VilleneuveREcapSystemA2REIC

But I was thinking I should be my own agent and find and close the deal when I buy the next place, and keep commission myself or subtract it from the price of the complex.  

You get the ARV then subtract repair cost, then profit margin to determine your purchase price.  

Just subtract one into another  you then have your estimated equity.