What is a creative way to form a relationship with an agent, where they can help you quickly figure out ARV and potential rents for a wholesaling deal? 

The Book on Flipping Houses & The Book on Estimating Rehab Costs.http://www.biggerpockets.com/flippingbookThere are also tons of different templates and pro formas available at The Fileplace. 

On a deal by deal basis, it is best to look at the entire pro forma but yeah. 

While the return may seem great, pro forma, a liberal pro forma review should be taken with a grain of salt.

Also know a lot of Comm RE brokers that lie about the numbers (Pro Forma is Latin for lies).In any case, you buy, you need to understand the financial implications.  

How much longer will lenders buy off on these pro formas? 

(But, pro formas are NEVER right!)

I keep pro formas on my properties I will now look at the out years considering your advice.I am also leaning towards another strategy I learned from a Midwest turnkey flipper primarily.

Its also annoying that the prof forma has widely optimistic rents and downplays expenses such as cost for tenant lease up and vacancy. 

Have you gotten a Pro-Forma that you are using to look at deals?