Are their listings detailed with good quality photos?

She was a relative of the owner and wanted to know the details so she could relay the info. 

If so, can you share some details about the rentals and flips? 

I would suggest:Share the details of prospective deals with people that have experience (or get feedback in forums)Find a deal that is "easy".

Empirically speaking, it's not accurate to say the predicted ARVs are "inflated" (appraisals are used as just one input to estimating value).Raw data for each transaction is available in a public Google Sheet for investors to analyze.Visit https://blog.groundfloor.com/an-analysis-of-arv-es... for a link to the sheet and more details.

I have a spreadsheet calculator I programmed myself on the 70% rule, detailed to my area on rehab costs etc. 

.#5 Practice, Practice, PracticeWalkthrough potential rehab properties (or find properties virtually online) and practice creating detailed scopes of work, quantifying repairs and estimating rehab costs for the projects.Once you get some experience estimating costs or get a few rehabs under your belt, you will be able derive your own 'formula' that you can use to quickly estimate costs and analyze deals.  

Provide all your docs (comps, repair details, entity docs, Financials such as paystubs, W2, bank accounts).3.

., making 10 seller calls, or posting 3 houses for sale on Craigslist).We make sure to provide detailed instructions and give them crystal-clarity on what successful completion looks like, and then we turn them loose.At the end of the week, we'll assess their performance.

Without those extra details my answer wasn’t super clear thanks for the additional info added