How to calculate fair market value.  

My biggest question is how do you typically get a sense of the ARV for BRRRR when predicting how much all-in to calculate the proper LTV?

Hi Frank,I appreciate your reply.Im mostly confused why or how the seller justifies this property a 50/50 residential/commercial to calculate expenses. 12 pads and 1 house. 

While one would need to review legislative/regulatory history to really understand the "why" one can deduce that it comes down to the fact that rules are different (e.g. rules for calculating 5-year "clock" for qualified distributions, etc).

After watching several BP Youtube videos and BP Webinars, I have, to date, analyzed (using the BP calculator) about 25 properties. 

Personally, looking at the prices of house sold within the last year, I would say the value of the house would be between 240-260k.I am looking at offering ~ 20% below asking price around 200k and I am hoping to go as high as 220 to 230k.Calculating with a possible purchase at 230k:Looking at the numbers using the BP rental calculator, I could rent out the 3 rooms for 700 for both bedrooms with shared bathroom and the 1 bedroom with private bathroom for 800.  

As you probably already know the bigger pockets calculator you can use to analyze your deals.

I'll post my calculations below and will include notes/questions below:PURCHASE PRICE$199,000CLOSING COST $2,985CASH TO CLOSE$50,496LOAN AMOUNT$151,489REHAB$5,000MONTHLY RENT$3,090EXPENSES:MORTGAGE$836INSURANCE$125PROP TAX$453PROP MANAGER (10%)$309VACANCY (10%)$309REPAIRS (5%)$155MAINTENANCE$50HOA$0TOTAL EXPENSE$2,237CASH FLOW / mo$85450% Rule...$400I build in Prop Management just to be conservative but I'm going to manage the property until I get to the 5 property mark.Now the bad/unknown.Each unit has an individual furnace but they are all 25 yrs old.The exterior stucco needs patching & painting.The roof is stated to be in good condition, but I think its got to be 15 yrs old.I'm trying to research how this property might appreciate in value over the years. 

I used the rental calculator and this is what it looked like.

This is a deal that the BP calculator seems to make work.