You will likely get a narrow range of prices.I hope this helps.

The idea that a vacant house has enough equity in it for you (or in your case an investor) to purchase it, paying off the mortgage/mortgages and any an all liens and still have sufficient equity in it makes no sense.  

In couple years we are looking to purchase a house, would it be sufficient for our landlord to provide a letter to our future lender that we paid on time?

I know the formula is a guide/base line but when you have ARVs hovering around the million dollar range, is there a rule of thumb or a percentage amount increase to determine purchase price?

Around here properties range from 400 k or so and rent for about 1800-2000....so right there you aren't even close to the 1%rule.

Service ranges all the way from $99 to $450.

So I'm currently taking over payments in the 2.5-3.5% range and charging 5-6% (more or less).

Specifically, they will be looking for capital for a down payment and operating expenses and reserves, capability to obtain financing in an amount sufficient to close the deal.  

Comparable properties range between $260K - $280K.Why I want to buy:Save on rent as the mortgage will be cheaperFix the house and flip it while living in, holding it for 1-2 years for appreciationI would like to offer a low price on the property (reduce 25K+ off retail) since I plan to buy it as is, and upgrade everything in it since everything is from original 1990's construction. 

For higher end finishing we've been in the $200-$250 per SF range on previous historic restoration projects when keeping the original structure & character of the property.