This just enriches the CC companies. 

My company has developed detailed internal procedures for these so, just understand, I'm simplifying the process quite a bit here. 

It's important that you verify the coverage type though as that can make a huge difference.

Looking at some national and local companies.  

Private money (not hard money - there is a huge difference) is built with time, experience and connections.

We try and split the difference between what our lease says, which is like yours - "two months rent".   

Based on their own information and even double checking with other of the online calculators and realtors etc. just to get an idea and see if the arv was at least accurate or close to what it was expected, which their appraiser even agreed was close they still went with a different value (far less, to about 100k less).

Do I need to start at different price?

If you do end up needing to ask a real estate attorney questions, it's probably a good idea to start with your title company. 

But these sites do have levels of access for different purposes.