Usually the most accurate ARV you can get is through a property appraiser. 

But if your cash buyer doesn't come through, you are stuck with having to pay off the transactional funding.

Now, if this coach is going to co-GP your deal, bringing their balance sheet to secure a loan, investor connections to help raise the money, asset management skills, broker connections, etc to actually get a deal done, then maybe that is worth the share of profit, but most guru's I hear about are available for questions you bring to them, and put you through a generic course, typically with market selection information, basic underwriting education, etc.  

I was able to find through my own DD that there is a HOA lien of $4,000.

It's just the hear and now part I'm trying to work through and make the best possible decision on.  

went through a friends rental to quote on a job.

Without that you can be sued personally for any issue within it on your str.Its much harder for people to pierce the corporate vail and sue you personally if your property is owned and managed in a LLC .Financing is one of the only drawbacks as it is a commercial process and banks usually like to see 3 years of a decent tax return.We have 19 properties and all are in an LLC and in fact we only hold 2-4 properties in each LLC (all are owned by one parent company and done in one flow through parent company)to even further shield the liability that may/can occur on a property.There is no doubt you are exposed to higher risk on many fronts if an investment property is held personally.

I started investing in real estate in July of last year and now have 3 rental properties. 1 in Alabama purchased through REI Nation and 2 in Port Charlotte Florida purchased through Rent to Retirement. 

I wanted to expand onto other investment strategies to build equity through the BRRRR strategy rather than just buying investment properties off the MLS.

And like Propstream, I just need to run it through a skip tracer and It's GO time.