It sounds like you’ve done a great job adding value to the property with the additional living space, but unfortunately, appraisers sometimes have different criteria for valuing finished basements, especially when it comes to bedrooms or family rooms.

Unfortunately being a rookie I went with an inspector that came from a company that had a solid website and the inspection failed to spot many items.

Many have already seen this firsthand but the worst is yet to come unfortunately. 

It's unfortunate so many people just agree to please rather than look out for their clients best interest.

In a well-run fund, this allows them to service all liquidation requests under normal circumstances.

If I could conceal carry I would but unfortunately where I live it’s literally impossible to get a CC permit.

Generally, the ARV will be used so long as the circumstances are reasonable.

If not, you have no chance at wholesaling in those areas under any circumstances.

Unfortunately, on a deadline.Also what other expenses / impacts do I need to consider? 

Even if it were easier to find ‘1% rule’ properties nowadays, you still have to look into it and do your due diligence as every circumstances different.