For example, the poor performing stocks in my portfolio, I would dump the same year I sold real estate as this could offset capital gains from a real estate sale.  

You can buy performing notes for all the benefits of amortized payments w/o the hassles of termites, toilets, and tenants.

Unfortunately the large percentage are either newbies who aren't able to accurately assess repair costs, and who believe zillow is the all knowing for arv, or sharks who feel they should make at least 10k profit off of every deal they sell.

I'd recommend performing the escalation to the loan officer's manager, ask for someone who knows what they're doing, and see where that takes you.  

Then the banks will require details on the scope of work performed.

Last advice: make sure to have good records an accurate / current data tape - not every loan is based on lender qualifications and LTV/LTC  - normally, the DSCR (debt service coverage ratio) carries a large weight in the overall risk profile.Much Luck!

Everyone has been accurate...We are a HUD Brokerage and work with out-of-State and out-of-Country investors...

I understand ARV is useless but the rental calculator requires it so I wanted to input an accurate number so it doesn't screw up the pro forma.

You will be the new owner, but still perform a title search as there may be unforeseen additional issues.  

If the testing was performed by a home inspector, hopefully they are Registered Radon Testers with the State, and if so they are required to report it to DHHS on a monthly basis.