@Nathan Belete East of Milwaukee River is a city called Shorewood which is only 1.5 sq miles, densely populated with lots of rentals and top 5 school district in state.

My name is Miles.

That being said you will not see the saort of positive cashflow in the East Bay then you will in the midwest or the southeast. 

Do a 20 miles search around your subject properties for community banks or credit unions...all of them (for the most part) are working with investors.

Then I narrow both parameters to ideally:Radius of .1 miles out from the subject propertyClosed within 90 daysI'll look at Bed/Bath count, Sq Ft, type, property condition/finishesFirst question: what could I do to improve my process for determining ARV?

Southeast Tampa

Yes, I have used it and found it to be fairly reliable; but my first go to is the local rentometer and zillow rental map to see not just the zipcode but specific 1/4 mile comps.Yes, I agree fully, next year the rents will probably escalate.  

I listed a quadplex for a client that had no comparable sales within 10 miles in the last 3 years.  

His wife drove 200 miles & showed up unexpectedly @ 6am, so he had a lot of explaining to do. :) When back in Australia in 2012 I met a lot of young kids renting rooms in upscale homes, because they simply could not afford to buy their own housing or the inflated rents of apartments or condos. 

I see new housing development 1 mile from Chippenham hospital.How is the Rental/ resale  value around this area?