It's not the only measure we use but it serves as a quick rule of thumb when you are trying to evaluate a deal.

I think I settled on most likely trying direct mailing but what do I ask on a direct mailer, how do you evaluate the deal without seeing photos of the house?

@Pat L. ya I’m already realizing that they need to be treated with a little more respect...just the difficulty of getting an appraisal is the starting point that makes me think about how I evaluate ARV in the future.

Floors, drywall, electric, roof, maybe plumbing, but I’m no expert and can not evaluate these things myself.

I know the current local bank I am dealing with I had to share my resume for them to for them to evaluate if I have the experience to handle the vision I shared.... is working with a commercial banker a good idea as well?

We have helped clients through the maze by evaluating their PM software and accounting needs and help them make the next step decision.

Read Brandon Turner's book on investing, he has a great section on evaluating properties that a lot of folks use for their baseline.

Ignorance, or they don't know what to ask for or how to evaluate it, fear of looking foolish?  

2) Are there any recommended sources or books for learning how to evaluate the condition of property or methods you would recommend I consider? 

In stead of fix n flip they fix n rent n evaluate.