I know that many of you have had numerous experiences so what better way than to get advice from you all.  

I have seen a lot of ads through the internet but I don't feel like going through trial and error. 

Joel,You have an error there.

I have Errors and Omissions and general liability.  

I will look at my subject property numerous ways to see what I think the real ARV is.

Considering how many investors come across absentee owners in numerous housing market across the country and back; on an ugly house we think of it as nothing.

Even though there are options there, I'd prefer not to touch those funds for numerous reasons. 

Many people fail to properly set the geo targeting and other aspects to fine tune the campaign.You can refine it via trial and error and turn into a very productive machine.  

The difficulty and error comes in re accurate expenses and deferred CAPEX and business risk in general (septic / lagoons / wells).That's using std factors for 100% lot rent of 30% expense ratio, and selling price at 10% cap rate.  

You go to a sale ready for action, you look around and see numerous large farmers that are double digit millionaires standing around talking to each other, (because they don't seriously acknowledge any "little" guys in the room.