Hey @Andrew Bailey - I agree with Account Closed said is accurate in regards to rent - if it's in Arbor Hill then good luck and double your expenses because those properties definitely need work.

When determining an accurate ARV do lenders appraise based off the 50% rule or the actual expenses paid in the prior year, IE: tax returns?

When practicing, don't worry so much about becoming accurate with the numbers, be more concerned with learning the process and calculations. 

As long as your Comps are accurate it could be a decent deal, but if the pendulum swings to a $290k sale price, there may not be much profit left.

Should I expect to pay a tax expert to give me a more accurate sense of my situation? 

Assuming that the appraisal is accurate, there's nothing wrong with this.

One thing I really do recommend is talking with an experienced attorney to get an accurate idea of the exposure you face.

Is there a more in depth guide or explanation on the ins and outs of these calculators and how to gather accurate numbers instead of just copying what Brandon does in his sample analysis's?  

Is it pretty accurate?

It also seems like a huge risk and gamble to invest in a property without doing an inspection, but it may pay off big.