This will allow you to get a better understanding of the market from different sources. 

As ARV is determined by comps, I gather my comps and then perform a sales comparison analysis on them adjusting them for feature values. 

The best source would be your local real estate investment group.

Start using zillow or redfin, MLS or whatever mass information source you have and start studying a few areas.

Looks almost identical with the exception of updated exterior features.

I would always caution against forming a judgement based on a single report, source, or opinion.  

Did you spend a lot of time learning from different sources?

Features:3/2 with flex room (4th bedroom possible with frame out closet in large flex room)Large open concept living/kitchenNew roof (architectural shingles, 2017)A/C 7 years old (manufactured 2010)Front and back wooden deckSmall neighborhood, 7 minutes to uptownAcross the street from Elementary SchoolVaulted CeilingsOriginal Hardwoods in living areas and hallwaysFenced in yardStainless steel range and dishwasherWHAT IT NEEDSMaster bath remodel (there is a very accessibly crawl space, so this should be easy according to the contractors I've spoken with)Reconditioning of hardwoodsNew CarpetPaintRefrigeratorNew interior doorsMinor landscaping (one tree removal)ARV: $220,000Repairs: $20,000LIST: $175,000 What made you interested in investing in this type of deal?

. $200,000 gross profit before commissions were paid to assisting realtors who helped source high-profile cash investors.

all the other issues just come with the territory.but trusting ANY wholesaler is not wise. there job is to make their 10k and move on .. many will tell you what ever it is you want to hear..treat those types of folks as just lead sources.. then do your own due diligence don't get sucked into rushing into the deals.