It's not the wild west.I suggest you get with a local mortgage broker, RLMO and see what they do.

You're going to get some wildly inconsistent answers on this board.

Wild.

Thanks folks, it seems like around here all of the properties offered at discounts have at least one negative attribute that none of the nearby comps have, I have been investing in a transitional area with a mix of owner occupied SFR with pockets of MFR, prices can wildly very from one street to the next in the same neighborhood that is comprised of homes built in the 50s and 60s.

RM is great until Medicare gets their grubby mits involved.

My question is this, I've check a variety of different sites to get comps and arv for a property, but I'm getting wild different amounts, some with a difference of 30k, is there any reliable data besides using mls and if not what am I looking for in mls?

I posted on one of our situations that went wildly wrong.  

Any and all of these things plus dozens more could swing the rehab estimate wildly. 

Yes, a PML is a lender and like all lenders must comply with all lending laws.PML’s often will not require a lenders title policy saving borrower closing costs.PML’s often don’t charge fees, no reason to really, they perform little or no due diligence.PML’s are often not sophisticated thus can be cajoled into almost any kind of a wild loan structure the borrower desires, sometimes borrower can get away with only a note and no deed of trust or mortgage.PML’s will loan at LTV’s no HML would dare go, sometimes as high as 100%, this allows borrower to walk away from the deal with no money out of pocket if profits don’t meet expectations.  

Your rehab cost might be 50-100k for 1200 sf house (wild guess).