I am using the platform propstream to assist in my deal analysis, however in doing so I am confused as to why would a property be listed more than what it is actually valued at prior to a rehab being conducted. for example this property is listed for 70,000 but the arv is calculated at being 66,000 but the comps that i ran that sold within the last 6 months had purchase prices of 165,000/ 30,000 / 28,000 / 25,000. and the square footage of the comps are 1,500/ 1,494/ 1,218/ 1,424.

@Javier Osuna not many 2-4 units have sold in 92173 in the last 12 months, only 317-319 Foothill Rd which sold for $1.175M with a cap rate of 4.5%. 

We have both been in the residential construction industry for the last 10 years and I worked in maintenance at apartments for 3 years in college.

We have been managing our own property for the first time since last year.

At least for federal Safe Harbor rules are you had to have paid in / withheld 90% of this year's tax liability or 100% of last year's tax liability. 

- You should switch to a monthly cleaning, fixed in the rental price; this does a couple of things, keeps your place cleaned on a regular basis, sets expectations for tenants but you need specifcy in the lease they still need to maintain the space in a clean matter, and lastly you build a relationship with your cleaners to keep on eye on the space so you are aware of the overall condition. 

Hard money is really the last resort of financing, hence why it's the most expensive. 

I spent hours last year trying to find if the MH is officially one or two bedroom, both for advertising it and for setting any limit on the number of occupants. 

Property is worth 1.5 (have received 3 off-market offers in the last 30 days at that range) but I'd like to develop it and hold long-term.What type of construction financing is available to me in this market?

I then transitioned to non-owner-occupied bank financed deals and then onto BRRRR deals using private lender financing which allowed me to scale up much faster over the last 5 years.