. $200k-250k homes are on average 6,000 lot size sq ft in that area.

Somehow the academians once set it without realizing home prices have both tail ends which can shift median (i.e. mid-point) left or right especially there are huge estates or small sized home in a small community that can distort the comparison.

most anyone with any experience is not going to go behind a HML as their funds are in jeopardy of being wiped out.. at least not to make it even remotely interesting to a Private lender to make 8 to 10% interest in such a precarious situation.. now you might find the PML who fell of the turnip truck.. but anyone with any experience wont do thisI would recommend you recalibrate and look for that equity partner.. share the wealth until you have enough capital to do these yourself.If you don't have 20 to 40k of your own money by now then you need to earn it and save up.Like I said you may stumble into someone who does not know what they are doing.. but find that local guy create a relationship make them some real money it will serve you far better in the long run.. trust me on this

So my ARV takes into account the difference in neighborhood this is a 6 bed 3 bath home with 14k square feet of land 2800 square feet is the house size and is easily the biggest property in the neighborhood

I've written about HOA's and COA's before and their dislike for Real Estate Investors.As I previously stated every large group or organization has lobbyist representing them.Being Real Estate Investor's we have a large amount of capital invested if totaled would probably equal the size of a Mid Cap company but we have NO representation. 

@Michael Penwarden, as a buy and hold investor you'll be well served with a 1031 exchange.  

I'm sure there is some bearing into the size of the lot but I want to know how much it will affect it.

Chester County is much more rural with bigger lot sizes and bigger values.

So then I did a basic Google search the owners name and zip code, to find any other known addresses or phone number(s) instead I found an Orlando Sentential article with the owners name stating that she was murdered in her home (This was a tragedy she was a mother of 4, but at least justice was served the murderer was sentenced to 25 to life he got what he deserved).

Can anyone recommend a good property management firm that serves south side and west side of Chicago?