I'm having issues trying to determine what my ARV would be after renovations to determine if the numbers look right.

What is the best way to determine an ARV without having to refer to my realtor for each property I analyze or without having access to the MLS for recently sold prices?

It is very active and you should receive lots of responses.Now, the element I would highly recommend is determining your EXIT STRATEGY. 

And if so , how do I determine the closing costs? 

We're specifically looking for a phone number-  Feel as though we've exhausted internet searches and only come up with three outdated numbers.  

You imply there IS a roach problem but then you ask for advice on how to determine IF there is a roach problem.

To be determined

Regardless of my interpretation, here's answers to your other questionsWays to find rentersLocal property managersFacebookCraigslistZillowRealtorThe execution of the lease option works as followsGet a well written lease option contract from a lawyerHave the renter fill it out and pay you your non-refundable "lease option fee"Determine the length of time the lease option is good for. 

I determine whether I want to keep the tenant first.

Most banks will look at the properties books and determine if its profitable.