I haven't seen a lot of the guru/sales pitches here in Norfolk, but the Norfolk REI market is not in the same ball park as Jax. 

I would have your GC give a ball park estimate that you can show the seller and renegotiate the closing price, even if you are buying As IS.  

As somebody looking to invest very soon, I am meeting with a local real estate agent and lender to get the ball rolling.

@Chris Ball your explanation is almost spot on.

I am trying to fund with a HML but after paying $650 for an evaluation i think im going to get low balled as 2 of 3 BPO came back much lower than the sold comps pulled by my realtor.If i cant make this work maybe someome else can who doesnt need HM.

A quick google search for current interest rates on the type of loan you are looking at will prob give you a better ball park to help in your underwriting for the time being. 

So we are paying a very small amount for rent now and looking to build our rental portfolio.Here's the ADU part...My mother-in-law's home s located in Golden, CO.

So when I state 85%, I am making a ball park estimate of the cash value at inception.

Have had success from rentals considering selling in the future but they don’t want to low ball themselves when locking in a home price.

A willingness to write low-ball offers in high quantity?