I am based in IL just outside of Chicago.

I didn't see anywhere that you posted what they said ARV was, or what you think it is based on comps...the County assessment has no bearing whatsoever on value.

Since I don't watch BP podcasts, I can't really compare for context and reader base. 

It may also be difficult based on the figures you provided. 

The fees and overall costs of these loans needs to be a key factor including what if the project goes over time . . . . you can be underwater in no time.Underestimating repair costs and overestimating ARVs based on Zestimates are the next stumbling block.There's money to be made but make sure numbers all work WITH contingencies defined and overages expected . . . remember, a project will always cost more and take longer than initially thought!

This is based on my own experience, but I think it's similar for most MF owners. 

If you think about it, total engagement is $4000: if you back out an estimated $1,500 for tax based on Taxstra's quote, that leaves you with $2500/year or $208/mo for bookkeeping, which is a great deal (for reference, our absolute bare bones minimum is usually around $400/mo, and that's if you don't have a lot of transactional activity.)

Title insurance wouldn’t have covered the lender policy based on their exclusions.

Based on your goals, I’d recommend looking into Memphis, Little Rock, and Oklahoma, as well as Houston, DFW, and San Antonio.Memphis, Little Rock, and Oklahoma offer affordable entry points, strong rental demand, and slow, steady appreciation.

I charge a scaled pet fee based on the size of the dog with a premium for high risk dogs.