Rent is $1500 and cashflow estimated $30/month - keep in mind this was an equity play for us and we plan to HELOC this summer or next. 

She has $80K in student loans and you are estimating another $30K/yr for 4 years. 

Use this calculator to determine an estimated purchase price and to avoid paying too much for a property.For more information on finding the ARV, please see this article on the BiggerPockets blog. 

I have been crunching the numbers on some properties and the numbers just don't seem to add up.I've got estimates from multiple portfolio lenders and they are offering me interest rates in the 7%-8% range.

I plan on flying out there to be present during this inspection, and also intend to have a couple contractors out to the property to give me itemized estimates for the rehab that I intend to do.  

I see you set aside 20% for repairs/capex, which is pretty high, but always good to over estimate on that stuff.Does the property need work?

.- I am very confident in my ARV estimate because I just bought a home on the same street a few houses down- I will be a real estate agent by the time I would go to sell this house so I could save money/build my network etc..- The home would likely not be hard to rent, it's in a great neighborhoodCon's in my mind= -Its a huge project and I've never handled a straight up flip project let alone one this big.

But if you don't have to deal with the current rents much longer or the units are vacant, than I would say go ahead and enter a conservative estimate of the future rents at market value. 

I estimate that this problems costs me $400 per unit per year.

Is there a good authority website that allows you to properly estimate appreciation over say, a 5 year period in a specific zip code?