For even more accuracy, we choose to only use comps that are 1/3 mile away or less, with sales dates within the last six months.Sometimes, even the street can make a difference in the value of a property.If the only comps you have are on very nice streets, but the house you’re considering is on a very “distressed” street, then you have to reduce the ARV.How much is an appropriate reduction is a judgment call on your part.You’ll want to base that call on how much of a discount will be necessary to entice the final owner/occupant to buy this property over one they can get on the “better” street.If the comparable sale that you are using is too different from the subject property, then it is of little value.If you use it in your sales marketing, you’ll lose credibility with your Investor Buyers.An example of a poor comparable is when your subject property is an old cottage fixer-upper, and you compare it to the sale of a brand new in-fill (an in-fill is a new house built on a vacant lot in an otherwise established neighborhood).Rehab dollars vary according to level and detail of the job – everyone has a different formula.As a wholesaler, we suggest a middle-of-the-road approach for estimating enough rehab dollars to get the subject property to look like the comps.You’ll need to spend more on rehab as the ARV increases.Logically,buyers like more ‘pretty-ness’, higher-end fixtures, cabinets, etc. when they’re paying $200,000 vs. when they’re only paying $100,000 for a house.Buy/Sell/Hold costs are all of the costs associated with:üThe purchase (loan origination fees, title insurance, attorney fees, survey, appraisals, etc);üThe sale (real estate agent commissions, marketing and advertising, closing costs paid by the Seller); and üHolding the property (mortgage interest, utilities, taxes, insurance, etc.).

Forgive my "Newbie-ness".

We've talked about upgrading or lateral moving to something we can both decide on together and I think we would have done that a while ago if it wasn't for the underwater-ness and figuring out how to deal with that.

The interrelated-ness makes total sense but I guess I’m wondering why it hasn’t kicked in at all yet.

If the answer is yes, then invest (after you triple check the amazing-ness of the deal).

I've looked at some properties in Baltimore city which look intriguing because I could afford them with cash but given the areas they were in and their condition I couldn't identify an exit strategy for the property that was likely to make me a profit (probably due to my newbie-ness). 

Stevens and Ness is a known source for non realtor forms locally. 

@William G.I've been trying to analyze... but lo and behold RE costs in NJ are ridiculous, and in my beginner-ness I don't recognize what the good deals are.

The pond scum - ness of the scammers never ceases to amaze me.If only they would use their tiny little brains for good instead of evil.....

Warren Buffet was known to recite all the numbers of the annual reports that he studies for fun.3. brush up on your handyman-ness!