I've owned and managed rental properties for 10+ years and I could also share dozens, probably hundreds, of examples with 0 days on market and $0 maintenance costs of the turn.The $5k-$6k average cost per turnover comes from a data set of managing over 4,100 properties in Jacksonville, FL for 10+ years. 

And refinancing a house that has increased in value and is generating positive cashflow is what allows for OPM.

If you want to look at an ARV from a future potential investment value from you renting it out, then you would need to find rental comps as well as investment sales comps to go with that rent to project a value off of NOI.It's going to be hard to pull comps without some sort of data source like Costar or Crexi or Real Capital Analytics.

I tried to get this information from my CPA but he couldn't give me an actual calculation, instead, he created a "mock tax return" using last year's data, but when he did it he INCREASED my tax bracket for all my taxes, and everything I've read states this should NOT be the case.I think the calculation should be this: Capital Gains Tax = (Sales Price - seller costs (R.E. agent fee & other closing fees) - original purchase price - capital improvements) x 15%.

The land needs work but the property has increased in value by 120k, because of its location to $227k.

Your Home is not an Investment that grows in Value over Time after all the considerations involved with, "The Numbers."

This is where appreciation comes in- as your property goes up in value, that means you have access to more equity.

This sales data was taken from the Multiple Listing system.What is the average cap rate in Chicago?

What data sources do you use to pull marketing lists to mail to multifamily property owners?

I don't know where they source their data from, but it's certainly not just folks that send them business.