What is the best way to determine an ARV without having to refer to my realtor for each property I analyze or without having access to the MLS for recently sold prices?

Hey Daniel, I have access to private money, but doing a deal in that time frame is going to be hard.You could try a no doc loan, they are great for business owners or people in your situation. 

I get access to houses before making offers to wholesalers, because the ones I've dealt with will not accept an option period - the EMD is nonrefundable, with the only exception being clean title. 

I am constantly consuming, trying to read and learn as much as possible over the last 6 months.  

How about recording an easement on the property to you and others acting on your behalf for access to and from the billboard and use of the billboard, including maintenance, repairs, replacement as needed? 

You mentioned that you get access to a lot of properties.

She let me have several opportunities to access the property to inspect and plan before I made an offer.

There are public disclosure laws that allow for these documents (Washington has extensive public disclosure laws allowing for open and free access of public documents).

Your area should have an MLS website that you can access and browse for free, without contacting an agent.

There are some in the "fileplace" section here on BP, not sure if you have to be a pro member to access it.