I have larger homes in Scottsdale, AZ and this time of year is "hold-on" and ignore the pricing sites and pressures that come with lowering rates.  

But if I got a good gauge for similar SFH ARVs in the area I could at least be sure I'm not overshooting my ARV estimate with this duplex.

@John Warren thanks John, that gives me a sense of relief and hope since I do have the reports from HUD when they took over the property, late last summer, showing all major systems were in working order and holding pressure.

When you analyze single properties you can gauge velocity off of market history and outlook to really determine the level of volatility for that specific property, so beta would be an arbitrary metric.

We have painted the ceiling and the walls have been  pressured washed to have them painted. 

*If someone asks how much the deposit is, asks for a reduction in the deposit/rent or if they want to work out a payment plan on the deposit then they will probably not be the best of tenants*Dollartree is great for cleaning supplies, soft pretzels and paint brushes; you will want copper sponges for baked on filth and magic erasers for kids' artwork at minimum (Make sure to run the pretzel under water before adding the salt or cinnamon sugar then put it in the microwave)*A crescent wrench can be used as a meter key in a pinch*The better than wax toilet seals are less messy than wax and toilet bolts usually require a sawzaw to remove; Flappers come in two sizes: 2" and 3"*Sharkbites and pex make plumbing at least 100 times easier *Drill augers work pretty well to clear drains and bathroom sink drains can sometimes be cleared with a screw slid around the stopper to remove hair*Thinset also works as grout and caulk also works as mastic in a pinch* A garden hose cap or shutoff will resolve a leaky hose bib for right now; Can't pressure wash without a hose bib?

Thank you,  Frank has good suggestions, just google, search BP, call multiple people and gauge the response.

The seller can easily change his mind once he's not under the pressure of an impending foreclosure.

Of course, you're not going to put in any amenity that doesn't fit with your business plan or the property, but you'll be able to gauge what add-ons will garner the most appreciation.

The market deems that MH's depreciate faster than traditional stick built homes so a shorter term is in response to overall market pressure.