Which would leave a large gap with rehab estimates of approximately  $25,000 which was on the high side being the floors were all to the subflooring.  

It's one thing to know what kind of return you want and how to run the numbers, but another to understand if your estimate of rent is correct, and what the market will bear to force appreciate a unit.

I have a leads list that gives me the following:Estimated valueEstimated total loan balanceAssessed value I'm thinking I can just subtract est. loan balance from the estimated value to get my estimated equity...

Although your repair estimate is at its high end I don't think that's your issue. 

Use Zillow to get a birds eye view and rough estimate of a property's value.

I'm having trouble finding comps to estimate ARV for my potential house because no other houses have this view/water area and there are few other ranch houses in this city.Does anyone know a source/website where I can see the sold prices for houses on just Smith Street so I can compare apples to apples?

They do full renovations and give free estimates.

You also need to plan who the tenants who will replace your space if the existing tenant does not renew and what estimate TI requests will be and market lease rate compared to what you are getting now.   

What do estimate your holding time to be?

I'm looking for a contractor to do a walk through and provide estimates for rehab.