I also do lower income rentals, so the turnover costs can be a bit prohibitive compared to the value of the house and I have to screen through a bunch of applicants and as a result it can take up to a month for me to rent one.  

I agree whit Jason hawk and what neighborhood it may look good on paper have you compare a minimum of 10 houses in the same neighborhood it's Easy to do comps just go on line and  start looking !

.$5 comparative market analysis - You give me the address, and I will pull up Active, pending, sold over the past year and leases within past 2 years.

I am having a hard time trying to run the numbers.Thank youTony 4 units and under use comparable sales to determine value.  

I am able to build 2 units roughly around 800-900 sq. ft. which is about 1600-1800 sq. ft of livable space which I am able to find market comparables but obviously without the same lot square footage.

Pricing ranges wildly due to the different models so make sure comps are really comparable.

If the units are truly comparable, then you will absolutely want to base your ARV off the sale price of the updated units.

I have found that some brokers are hesitant about offering such a small number compared to a listed price.

The rent comparables, expense assumptions and capex budget look reasonable, although I must admit I have limited knowledge of the market this property is located in so I'm relying on online sources to verify rents. 

If you want a piece of mind, you can always pay for another inspection to compare.