You need to know in your head what a paint job will cost for a certain size home, what flooring is per square foot, what it will cost to replace a bath and a kitchen.

@Ryan White what size multifamily are you looking into?

$6k sounds high to me for a roof of that size, regardless if they're tearing off 2 layers, etc. 

. $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.

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

@Brie Schmidt can't deduct 100%, Joe A. the interest on your excess funds ($5k) is the portion of the debt that will not be deductible under the tracing rules.

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. 

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.