There are way too many variables for anyone to give you accurate advice.

To be concise, you should probably enlist a few pros in your area to help quantify your vision so you can more accurately evaluate the real estate side of this purchase.

If they refuse to budge, for the sake of $500 pay the money, fire them, and leave an accurate review on google.

I tested it against the BP calculator and I get the same numbers.

If I can accurately acquire a property and have it just cashflow, that will be a Win for me.

You can do a test that doesn't lie.

I like to budget accurately and anticipate an overage fund within the budget to cover unexpected amounts.  

After we submitted all of our paperwork, we patiently waited for the appraisal to come in….We calculated our ARV to be $110k when we first started but by the time we applied for the refinance we thought $120k was more accurate.

How accurate might this be?

Tenant moved into a home that was built before 1978 in CA, then requested that I get it tested for lead.