I can figure out ARV without an appraisal easily.   

That’s often a winning recipe. 

But a bedroom or a bathroom can be easily qualified in terms of dollars (I usually see $4,000-$5,000 allotted for differences in bed/bath count).Truthfully, if I can't find easy comps and if I can't make it easy for the appraiser to agree with the value I'm looking for, I just don't buy it.

The best advice on this topic, in my opinion, comes from 2 books:How to win friends and influence peopleNever eat aloneI am also looking for brokerages to work with or even experienced shadow / intern for to gain experience and additional knowledge.

Study other investors winning strategy the same you would study a sports teams winnings.

Companies like PolicyGenius do an excellent job selling personal lines coverage (property/casualty and life, mainly) more easily (and maybe more cheaply) than your local State Farm agent.

Did you know that you can acquire your a primary residence from up to 1-4 units for as low as 5% with conventional. Many buyers/investors are using this strategy to invest in real estate.

- get into real estate w...

.), easily get cold feet, battle financing issues or sometimes just ghost you at closing.Selling a home to a tenant is probably the better path (lease option), but you really have to work with them every month and coach them to get them ready to buy the home, otherwise, 70% will not execute. 

It just depends on your expectations for what looks like a win.

So in 7 years they could easily still owe more than it’s worth.