The house is assessed at $96K.  

To forward to hearing about your progress.

I would first go to the Maricopa County Assessor's website and see what they have the value assessed at and then call them to find out the relationship between their value and market price.

Greg B.I agree with the assessment from the perspective of a local. 

The tax assessment value of her house now is about 86k.Now here lies the problem,  being a single mother throughout the 90's and racking up school loans and credit card debt, she doesn't have the greatest credit score and has been denied a refinance in the past.. which is what would be the best scenario right?

--I want to purchase, rehab, cash her out and hold the 3-unit but I need assistance with the process because I don't have much time to monitor progress.

If I find one deal a year that I make more than the annual price tag of the license AND/ONLY because I have a license/MLS access, I can assess the value, walkthrough the property and submit an offer ahead of my competition, is that really a con? 

I have about a half dozen streams either started or progressing toward the finish.  

You could even call a fee of them and ask what kind of income they anticipate each year and what conditions make for a good year vs. a bad year (to assess risk).  

@Sean Brooks I win either way, you are absolutely correct.I'll let you all know how this progresses!