It's a 2 bed, 2 bath on lot 6400 sq foot and 1216 living sq ft in los Angeles, CA also what sample form can I use to protect from breach of contract and investor would not go around deals for themselves and what other forms is needed for this cash deals '.

If sold for 70% of ARV, I am looking at $181,400.00 A search of recently sold 3 bed, 1+ baths, Single Family homes on Trulia using similar property and lot features shows two fairly old sales.

@Ronald Holloway  I split your post into its own thread.First, when you inherit a property your "basis" for taxes is the value of the property on the date of death. 

This is a 2 family (3 bed,1bath units) and there is washer/dryer already available in the basement.

Decide what size houses you want to buy, age range, # of beds & baths, etc.

It seems to be a safe number for the area in fact hopefully(especially with what I will put into it) a low estimate as a comp I pulled up on the same street 200 sq ft less same bed/bath sold 16 days ago for $285k.

The nearest sold SFH that sold in the last year is a 5 bed/6 bath moderately updated house. 

So much for getting to bed early!

I am rehabbing a bungalow that's around 1200 sq ft. that is currently 2 bed and 2 baths.

I would assume 3 beds/2 baths but just want to check.