I will outline it below:1) When trying to determine the ARV, what do you do if there are no duplexes nearby that sold? 

For example is there a large hospital nearby that would be great for traveling nurses?

I have even tried to call the near by colleges to see if they can list my home on a newspaper but no one is calling me back.

Seller contacted me because I was already flipping a nearby home, a very similar home, and agreed to purchase at the same price as the initial fixer.

Another approach that works is comparing nearby properties.

Is there a park or school nearby?

These houses are selling for 1.2-1.8 million (yes, they are very nice houses, but not a ton nicer or bigger than the house we were planning to build for 450k in a nearby neighborhood- excluding land and excav).

Is that figure based on conversations you've had with a property manager, by calling up PMs of nearby properties and asking what rent they charge, or a similarly market-based approach?

So far we considering either New York or New Jersey since we reside in NYC but are looking at other nearby states as well.

Our next door neighbors/tenants for 2 years (2018-2020), where we live, also thought they live normally and treat their own property and properties of nearby neighbors in acceptable matter..