How many properties have you looked at to be able to say that no matter the property or market, you will only do deals at 20-30% off of ARV which also makes no sense because why would ARV factor into your offer price in that way? 

Obviously the market is up right now but overall long-term expectation in your market will be a big role.Even if you were only breaking even (after all expenses and maintenance factored in), you're still building equity.

What property values actually do is less of a cash flow factor than what properties rent for and what kind of inventory is there in the area?

Any other factors here that I could be ignoring which would make this deal a positive cashflow property?

So you will need a number to compare different factors from each city you are looking to invest in (Nashville, Scottsdale).1.

If you choose to pursue this, I think you need to factor in evictions into your numbers and a higher vacancy rate. 

Can't time the market I can forsee stagnation but probably not a decline, also I can see finish level being more important than ever, even though it is already a huge factor in the more coastal communities.

The renting by the room is the X factor here and if that is the business plan for this unit and future ones, then obviously more rooms equates to more rent so it may pencil out or it may not.

However, I have a question about utilities.I understand the basics of figuring out your utilities estimates (simply calling the provider and asking), however a realization popped into my mind and my question is this: if I'm having my tenants pay ALL utilities, do I need to factor utility expenses into my monthly costs?

They do not have your best interest in mind. he's pointing out a person who seems to have deep experience and there are a lot of factors involved in this that can kill a newbie.Originally posted by @Meir Greenblatt:@Yankel RaskinDon't listen to people that are discouraging you from doing arbitrage!