., 2bd/2ba single-family homes) consistently perform well.Building on this, you can also analyze current rental rates relative to nearby "for sale" comps to estimate ROI.

I then ran a different ad and the cost was only 6 cents per contact. 3 cents higher than FB lowest estimate.

The property alone is worth a million but is generating an estimated $250k/ yr with the ability to add 3 units on site and acquire an additional 13 acres.

Curious to hear any creative approaches that have worked in today's market.ARV and future value are speculative so when I am looking at property I am looking at it for longer term - does it fit within my strategy based on conservative estimates.

That is roughly 9% rent price appreciation over the original rent estimates. 

Based on the quality of this particular home, my rent estimate may be low.Note: you have to consider other factors.

Using Rentometer or BP rent estimator to get an idea of the LTR rent makes a lot of sense.

None wanted to give me at least an estimate without architectural drawings, which I guess is understandable.

Finally… do not assume that “Your” real estate agent is working for your best interest… unless… BOTH of the following are satisfied… 1) the agent Signs a “Buyers Agent” contract where it is stated that YOUR interests comes firstAND… 2) the agent / your buyers agent has no affiliation with any other party nor has any financial interest in this transaction other than as stated in the docs… and has no association with any party in the transaction… other than as stated in the disc… you explain up front that any all buying agreements are not binding until after you have AT LEAST a Preliminary Good Faith Estimate/ HUD1/  enhanced financial disclosure… and that ALL parties/ entities and all fees are clearly disclosed.

Fair enough, I have partial ownership of a commercial (apartment) building in the Bay Area and I would estimate it as a Class A- to maybe Class B - great location, great tenants, nice amenities (not high end like gym, new pool, community room with big screen TVs, etc), high rents, but building is older (built in 1950s).One investor I saw post that they look at where Starbucks and Costcos are opening and possibly factor that into looking at different markets.