Also remember that HOA fees will never go down and the quality of the HOA can heavily impact your property value.

I am focusing heavily on the education side of what a brokerage can offer in hopes to later leverage that into future investing activities.

The tenant moved out months ago and ever since i renovated the basement my first floor who lived here 6 years has been complaining more heavily on the roach situation.

You need at least two approaches to value to rely on more heavily than the third. 

I would also consult heavily with your agent as they should have a good idea of what offers are coming through for this property type with rehab required.If you're bringing a cash offer, you can generally be more aggressive (ie lower) with your initial offer.  

I am in the Jacksonville, Fl market and I seem to go back and forth between zillow, trulia and realtor.com, but honestly I rely heavily on my local realtor to give me a good analysis and appropriate comps.  

You WILL need a license to do any kind of commission based work in this state and the laws have been setup to block wholesalers pretty heavily.

@William Brown At a mastermind I was just at, RVM was heavily discussed as it's under scrutiny by the FCC and they are starting to smack down hard on it.

We rely too heavily on technology and lithmus tests when in reality, the best deals are made face to face with people who like another at some level.  

The tough part so far is finding any properties that are so heavily discounted in our area.