I just sat in on an auction today at the courthouse to observe the process.

Getting involved is much more enlightening and fulfilling than just observing, so welcome aboard!

This is a great way to go since it makes helps the cash flow and gives you an equity cushion which opens up options for alternate exit strategies (like sell at profit) and insulates you from downturns.Finally, my observation from doing this over the last 12 years is that we are in a highly cyclical market and sometimes buy-and-hold is not the best, or even a feasible strategy.

As lenders, we see this as observers and it's a shame.

As I said, I'm new to the game as well, but these are my observations on the louisville market.

interesting observations on inflated prices and competition.i agree with @Jay Hinrichs and @Michael Hayworth that one needs to be careful about releasing certain information to direct competition

What you CAN Google is biased advice from people with something to sell, or advice from people who make a living selling advice - not by investing in real property.My points were made as general observations, not specific to you.  

I got my License in 2006, worked in the Default side of things, from my observation in the Fox Valley area (where i worked till November of 2014) values have not yet fully recovered to pre crash insanity numbers, we didnt lose sharply but are not returning quick either, while right now, activity is high, prices are not yet following, we are still down a good 10% I dont see that coming back any time soon, nor should it, prices were hyper inflated in 06/07' but who knows, with more buyers in the market that could change. 

No real numbers to offer, that's a windshield observation.4.

With regards to ARV for a refi, like @Scott Schultz noted, appraisers (and home inspectors for that matter) typically just observe what they see and appraise the home based on its present condition.