When I run my comps I usually give my investors a price range lowest to highest, of what I expect it to actually rent for as well as a starting price.If your Property Manager/Realtor won't do this for you they might not be the best fit for you.

There are new construction in communities that are selling for 250-290 range around 1400 square feet.

In my opinion, overhead map, the split could easily be 20/80, residential/commercial, especially if the expansion goes through.Comparables of just single family houses in the area are selling for the $400,000 range.

I don't know the average time on market there, but would bet it's in the 6-12 month range.  

If I made an offer in the $280,000 range, I don't know where I'd come up with $80,000.

From where I live, the price is out of my range to even get my leg in the door.

They range anywhere between 140k - 200k in the area I’m looking in.

This would be mid range and quick.3.)

The properties are worth about $220K, Purchase price was about $145K and of course deferred depreciation for about 7 years so total gain maybe in the range of $160K+. 1031 is not an option for me at this time.

I got a few quotes from real estate attorneys in our area and they ranged from about $350-$600.