Could be $150K if you get in there and realize that it needs to basically be torn down and you hire a builder to rebuild it.That said, I agree with the others that you're probably looking in the $40-60K range, assuming no major hidden issues...Assuming the process goes: 1. home inspection (to find out all issues) 2. then estimates from a GC or separate contractors to get accurate cost of rehab?

One of my pitch points was my experience as an adjuster (inside property and CAT) and my ability to write an accurate repair scope and keep contractors in line on repair pricing.

Of course, these could be fudged as well, but the expenses will likely be accurate.

You will be looking for a local to regional bank that keeps paper in house to service the loan.That small loan balance the mortgage brokers almost lose money trying to fund it.1,402 rent for 38,000 is incredible if it's accurate.

Take that and if your estimates are accurate, add 10 to 15% to that rehab cost. 

What it the most accurate or close to accurate place for a newbie to get the best ARV when I don't have access to the MLS? 

I live in a high-property tax area (Upstate NY), and I was finding when I independently ran the numbers, 50% was not at all accurate.  

Redfin, RealQuest, Zillow, Realtor, Chase, FindCompsNow, PropertyShark, Remax etc.Has there ever been a study of which one is most accurate?

Obviously this is not a new concept to anyone reading this, but apparently it was to the appraiser that appraised my property.My question is how can I explain this to the appraiser to get a more accurate appraisal of the property?

I want to know as accurately as possible what my expenses are going to be so I can have an accurate sense of cash flow.