You have to ask if they are that sleazy to suck an investor in what that then what else are they doing.Syndicators just need to be real about an investment and what they are estimating it will do.

I think they operate in 36 states.I would lease the house to them for an estimated but not guaranteed $x per room.   

ThanksXiang - Estimating the ARV before purchase can be difficult.

Im currently waiting for estimates on both cutting down the trees and just trimming them.  

I spoke with a sales rep from the Propstream team and they said that their sale price estimates (for non MLS users) are usually within 1% accuracy, but they didn't provide any way to verify that claim.

I recommend working with a real estate accountant to get a free cost seg estimate to see if it will benefit you first. 

Sometimes it provides estimates, but usually you need to input them. 

If its a matter of repairs to bring the 5 unusable ones up to par, then get an estimate for those repairs and ask for that amount. 

Planning for a full renovation from the start is a smart move because it gives you a more realistic view of your budget and timeline, and it allows you to aim for the highest ARV without cutting corners.As you move forward with this flip, make sure to track all your renovation costs closely, since it will help you with more accurate estimates on future deals.

The wholetail is a smart play, but you should be cleaning the place thoroughly and doing no repairs and then presenting an honest proforma with rents and expenses estimated so investors have a PDF to look through.