Event with all that the sale prices have been over the list price on average close to 1.5% over, which would seem a bit counter.If rates end up dropping a decent amount at all the prices could rocket even with inventory growing again. 

The home is above average for the area, but rental demand has been tough.

Off about 13% on average per property. 

On average, U.S. companies last only ten years.

Does anyone have some really good websites for accurate up to date data for vacancy rates, median rents, average household income, etc? 

I’m making a few assumptions: 1) at least some buyers and sellers will accept much less agent handholding than commonly assumed, 2) the primary value that agents add is a) pricing guidance and b) advising clients on offers and counter-offers, and 3) there’s no truly compelling reason why North America has the highest average commissions in the rich world.

Real estate investing is forgiving; the average person can still make money even with some big mistakes.

If you borrow against the equity, you'll need to include that payment in your calculation, as well.You make 3x the average income for Pennsylvania at the age of 32.

Averaging these, I calculated ARV to be $174k.

The allowed rent amount should be pegged to market rent, so it would only be way off if your unit is a way different quality or neighborhood compared to average.