I should probably focus less on the highs and lows and aim for that average ARV per location and what buyers/renters are looking for. 

This gives a better snapshot of market trends than averages, which can be skewed by high or low sales.November: $484,995December: $484,500January: $491,995 How long would it take for my home to sell?

BRRR worked great pre COVID but only really cash flows now in high crime areas. 

That's including high Baltimore property taxes, expenses, mortgage, etc. 

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Houses in my development have sold as high as 585k, my house was appraised for 475k as is.

Specifically the area I marked in yellow.Any help here would be highly appreciated.Thanks!

@John Sherwood The areas you mentioned are certainly high-demand areas, but they come with challenges.

  $3000 sounds pretty high to me for the area.Downside is you're renting to someone who can't pay rent...and has money challenges. 

@Kristin Vegas NARPM standards highly recommend PMCs provide copies off ALL receipts to their clients.Going to guess your PMC is a one-man operation or close to it.