Most auctions don’t give you that much time(no way on actual foreclosure auctions), on some REO properties, if access is granted, perhaps.....check the auction terms.

I have access to many wholesale deals on a daily basis from various wholesalers.

(D) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title (1) if the stock, shares, memberships, or other equity interests of the grantee are wholly-owned by the named Insured...That said, our policies are ALTA forms without "natural person" restrictions, so ymmv.

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?

Hey Daniel, I have access to private money, but doing a deal in that time frame is going to be hard.You could try a no doc loan, they are great for business owners or people in your situation. 

I get access to houses before making offers to wholesalers, because the ones I've dealt with will not accept an option period - the EMD is nonrefundable, with the only exception being clean title. 

How about recording an easement on the property to you and others acting on your behalf for access to and from the billboard and use of the billboard, including maintenance, repairs, replacement as needed? 

You mentioned that you get access to a lot of properties.

She let me have several opportunities to access the property to inspect and plan before I made an offer.

There are public disclosure laws that allow for these documents (Washington has extensive public disclosure laws allowing for open and free access of public documents).