Once the deal goes through and I refinance, how do I determine the ARV to ensure it's a good time to refinance with a conventional loan and pay back my hard money lender?

The question is @Sandeep Gangadhar if the current manager was / is doing his /her job properly? 

I just want to ensure I'm getting my cap rate and cash on cash analysis correct. 

For sellers, we insure proper state and local disclosures are prepared and available before offers are made; market beyond MLS & online listings, like postcards, flyers, Open Houses, agent networking, etc.; schedule showings and analyze feedback; assist with and analyze offers to insure you are protected, (ex., avoiding those trying to tie it up to resell or not really qualified, clarify costs involved or strange terms in offer, etc.); guidance through inspections (as many sellers get emotional and lose sale during this process), coordinate required repairs, resale packages, comps for appraiser to help avoid appraisal issues,  pest and moisture reports, walk-through, etc.   

Usually it’s 90-120 days late, after proper notices/procedures.

Leaving it M2M, you risk someone moving out (even with a proper notice) anywhere from October to March, which can be tough months to find a new tenant to move in at full price.

usually they will guide you.if you have a contract signed and are in attorney review, you should have all the contingencies outlined. you should do an oil tank sweep. that costs under $300. if there is an underground oil tank that was not properly decommissioned with permits, RUN AWAY!! 

But we have an owner with the proper documentation that he's the rightful and legal owner who has shown up to court with said documentation not once, but twice. 

I love reading books that specifically help me with real estate investing or that get me in the proper mind set of an entrepreneur.

Is it proper etiquette to have more than one whole seller?