As far as a flip, use recent sales comps, trulia estimates aren't going to be accurate.

Right now I'm trying to do my best with estimating ARV , so I wanted to know if their is an easier way to do it that anyone knows about?

Scott The Book on Flipping Houses, The Book on Estimating ReHab Costs http://www.biggerpockets.com/flippingbookConsider checking out HUD homes for small multi's owner occupied gets first crack.

Turnover, Maintenance, Capex, Legal, Pest, Landscaping, and Management fees are all 2x to 10x higher than you are probably estimating (if you even accounted for all those), once you account for ALL the costs, the true costs.Stop buying junk properties people!

First a higher expense estimate is best so good job there.

I came across a wholesaler/rehabber in Texas who has made the following pitch; Description: Under market value fixer upper 4 beds 2 bath, 1078 sqft, lot size: .13 acres, yearly taxes: $1,200.00, estimated insurance: $750.00, estimated repairs: 30K; central hvac, flooring, update kitchen/bath, roof, interior/exterior finish.Price: $49,000 CashARV: 109-115KExit Strategy: Owner Finance with 30K repairs: 5k down, $1,095.00 monthly P/I, 30 year amortization, 10% interest, Price: 109kRent with 30K in repairs: $1,095.00 with section 8, no need to chase the monthly payment, Housing Authority pays direct deposit to your account.He is recommending a cash purchase but also has a lender who does rehab loans.  

If they are motivated enough and they come down close to your MAO ask to meet with them at the property so you can estimate the repairs.

But when a contractor shows up to do a roof estimate or something he knows is high up, yet has no ladder, it makes me wonder about his ability to plan ahead and attention to details.

I contacted an agent to get a second opinion what her estimate was but they "scared" me a little with all these obligations terms and limits once I contact them.

I was just wondering if it was actually wise to be doing 50% as the estimated number of expenses for a single family property or if that was high.