I live in Mesa and I tried to find rent comparisons for the area of the property (Alhambra) but there was nothing for rent there I could find.

I can send you a link to a comparison chart if you message me.

For that reason, the appraiser should report the basement or other partially below-grade areas separately and make appropriate adjustments for them on the Basement & Finished Rooms Below-Grade line in the Sales Comparison Approach adjustment grid.For consistency in the sales comparison analysis, the appraiser should compare above-grade areas to above-grade areas and below-grade areas to below-grade areas.

He's not use to, at least any more, thinking on a micro scale in comparison.

It's certainly fine to run your break even analysis on rent/repairs and market rent comparisons. 

But let's say in doing ARV, there're only brand new houses as a point of comparison for the market value of the property I am looking at.

I designed my own software to do this all for me.Here are some of the data you need for each analysis:1 - Current cost2 - Your budget for buying and rehab3 - Your desired profit and/or cash flow4 - Size of the property5 - A comparison between the cost to get in, rents, and/or sold comps for each property6 - Specific location of each property (you need to map it out)7 - Analysis to find micro-markets within the overall area/market you are now analyzing8 - Days on Market for both 4sale and sold. 

Still looking around and didn't mind those, in comparison, because I saw 4-plexes off of Parker Ln.

As a historical comparison does anyone know how many flippers were around at the height of the market before 2007-2008? 

What's even more is that using the IRR, you can also then make comparisons to a whole lot of other types of Investments.To answer your question, however, please refer to this snapshot:Rather than calculate the IRR for each and every year, I just decided to calculate the 5 year IRR for the numbers you type out in your last post.You really should split it out as I have done in this spreadsheet.First, make a column only for the Buy/Sell, or as I put it, Appreciation.When you buy the Investment, you paid $323,472.Noticed you PAID for the investment.Most people don't really understand Cash Flow so they don't understand that Cash Flow is really just a direction of how cash is flowing.You need to first pick a reference point and then you can figure out how to properly put a sign on the Cash Flow.In this case, we have a Cash Flow of $323,472.HOWEVER, we need a reference point.