In a cost segregation study, the starting point for determining the value of the property is typically the acquisition cost, which in your case would be $700,000.

But it was near a neighboring city (30-45 minute commute) with a lot of potential value. 

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

That has to hurt rents and values?

Just ensure your communication is clear and respectful, emphasizing the value you see in her as a tenant.

HARD MONEY LENDER FINANCING AS AN MLO How did you add value to the deal?

But if I start contacting real estate agents about investment properties when I do not have the funds ready, what value do I provide to the real estate agent.

It seems like you value people over Buisness which is exactly what this world needs.

I agree it is difficult to figure out market value, etc with a lack of MLS.

Rates: 9% to 13% (Most Deals are 11-12%)Terms: up to 36 Months (Most Deals are 6-12 months)Fees: 2-4 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $250,000 $2,500 minimum fee)Max Loan: 65%-70% of After Repair Value(ARV)100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 2 Weeks)NO PRIMARY RESIDENCES, NON-OWNER OCCUPIED ONLY, BUSINESS AND COMMERCIAL USE ONLY.