Does anyone know the best site to get an accurate ARV estimate, specifically for investing in Memphis?

Which you should be able to do within the year with a refi, based on value estimates.

John, there is no cap rate on this property until you buy and if you don't know the market cap rate you will probably over pay and get screwed.50% rule is for cash flow estimation. 

Most of the conservative estimates I see are usually higher than that.

Learn what a deal looks like by understanding your local market's property values and learn how to estimate repairs.Hope this helps!

Hold / RentYearly Rental Income: $9000.00Property Management : 10% = $75X12 = $900.00/yearProperty Taxes: $2315.50/yearVacancy: 10% = $900.00Grass/Snow: Dealt with by TenantMaintenance: $1000.00/year (estimate)Net Rental Income: $3884.50/yearFix And FlipReal Estate Agent believes if we put about $15,000.00 into it we can list for $69,000.00.At a $55,000.00 sale(assuming low to be safe), We would have a $15,000.00 profit (aprox).  

I am needing to find a contractor  in the Salt Lake area, who can help me by getting me good estimates of rehabbing costs.

The property is already estimated at $164k.

I'm looking for a rough estimate on the cost to removal asbestos 9x9 tile in Rochester, NY. 

@Andrew MartelYou should have gotten the good faith estimate with the cost breakdown.