ARV is based on comparables sales within the last 3 to 6 months.

It would be nice to be able to define a radius and a time frame and then get a complete list of all sales during this time.

I am beginning to do a few owner financed sales. 

If all but three units are rented, the reason for the sale is not negative cash flow.

Example: most sales data for a house is public record and do you think you get the same value for a house with a mortgage as you do with clear deed?

You will want to dig much deeper than internet forums or even the sales reps at most self-directed firms to ensure you have a strategy that will produce results without unnecessary regulatory risk or too much administrative overhead.  

Do you see "moving sale" signs in the neighborhood? 

MMost agents are not business minded so you will need to find the ones doing the most sales as they will need more help and most likely are business minded.

In addition, you will need to collect sales tax/occupancy tax, if you do not and get caught, you'll be responsible for the tax. 

I specialize in homes going into foreclosure and short sales.