Just as we can nail down an ARV in our market, another investor or investor agent should be able do the same in their market.

That could also be a factor.Also for the ARV you should spend some time looking at comps to nail down a more accurate number.That is a key metric that you must know since it can fluctuate the deal drastically.

They want to nail them down.

Yep, you nailed it @Sunny Rajvansh...seems like your tenant played you pretty darn well...When did you file for the eviction? 

They are fighting tooth-and-nail to get their bids accepted, and there is not enough inventory coming online.

Yes.You have too many variables you haven't nailed down. 

@Javier D'Espaux, It sounds like you've got real estate analysis nailed from acquisition to renovation to management to disposition.  

I also verify that the contractors have pulled the permits when they are starting the work because as the owner I am going to be the one with the issue if the property gets nailed for work without a permit.   

@Megan Clancy I'm sure you know that there is a cap on how much the APR on the HELOC can go up.

The dishwasher won't come out without busting up the tile in front of the dishwasher cavity.This is one of many reasons to dislike the kind of fools who put hardwood floors in kitchens.If the hardwood's nail-in random-length, you can bring the pieces in front of the cavity out slowly with stiff scrapers and pry bars, and then nail them back in, face nailing the last few rows.